Not doing so would be unwise, especially in an unusual situation like this where he has already been accepted and the reason for denial is difficult to quantify. 

It is not unusual for especially an old guy who has had the place forever to basically do nothing to fix things, barely screen tenants, leave units unfilled, don't keep recognizable records and just collect whatever rent they can.

The average stay is usually 3-6 weeks, but it's not unusual for someone to stay as long as 6 months.  

I would think people would be scared of it because they're unusual, would you agree?

Most of the multifamily deals in Atlanta are at unusually low returns so I would be patient. 

No unusual tenant laws that I can think of, but maybe someone else can fill in here.4.

It is interesting, and unusual in my market, that they are all empty.

As far as landlord-friendly, I'm a landlord and I haven't come across anything unusual about Colorado that would make it particularly challenging to be a landlord.

Granted this is an unusual market, especially with the added impact of the Camp Fire, but the cost is what people are paying, insured or not. 

No, this is not an unusual or unique opportunity, you just need to know what you're doing - like with any area of real estate investing - and you MUST know your real numbers.Good luck to you!