One thing I really don't like about Five Mile is that there are essentially four narrow, two-lane roads going up the hill, one at each point of the compass basically.

If you have the moral compass to get pangs of questioning, don't be one of them.

It sounds decent, but there are several lenders in the Denver area that do non-warrantable, so you might want to shop a bit more (Compass bank, Elevations CU, Vectra?).

You need to have compassion & consideration for the people you are dealing with.

As far as talking to the family, I would suggest having a ton of compassion.

Show some compassion and accommodate tenants who are late as long as they are polite and and nice people.There are many articles in apartment association magazines about how landlords devise payment plans to accommodate their tenants needs.

Sometimes you have to have a bit of compassion, but realistically if someone drops behind 30 days they are probably not going to catch up.

If you work hard to deliver quality deals, you will never have to worry about finding investors with a strong moral compass, they will find you. 

That would make the tenant feel better and more likely to stay because you showed compassion.

Love me some BHAG with a compassion component.