what are the laws in CO regarding unlicensed wholesalers tying up property advertising it and collecting a fee at closing is that even legal in that state. ???

You can find higher ROI (on paper) here and probably in other cities…but the probability of actually collecting rent significantly decreases.

Not only can you collect rent to go towards your mortgage, you're also building equity that can potentially be used down the road for your next home or investment.

So, even a small negative like a $50 unpaid cell phone bill that goes to collections when you switch carriers tanks their score.

Some areas of the west coast are allowing multiple units to be built out on a single parcel and in these higher COL areas, it's a boon for the homeowners, renters, builders and even for the local governments that are collecting the building fees.

If I reach out to a realtor, will they expect me to pay them to collect comps for me? 

You cannot make money if you cannot look legit and collect leads.

That's how I started, with a company called Flip More Deals (currently called the Growth Collective) they were very hands on and helped me through the entire process and connected me with a lender and gap funder, very hands on you should check them out.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

I have 2 sets of tenants that I have had considerable problems with collecting the rent over the past year.