I invest heavily in this area as an agent.

I would explore renting it out for a year or drop the price heavily to cut ties and sell tomorrow. 

However, if you think it's better to invest more heavily in this area, especially when trying to secure off-market deals, I'm all ears.

And I am also leaning heavily towards investing out of state.

I researched this heavily when writing a whole subchapter on this issue in The Hands-Off Investor because I didn't want to fill that book with just my own opinions.  

They will use their own contract that is heavily, heavily skewed toward the lender and will usually pass many traditional seller fees off onto the buyer. 

I also read gas stations are heavily regulated by EPA and FDEP.

Agreed with @Jason Wray I am heavily involved in the 2nd lien market and don't know of any lenders doing HELOCs in the 3rd position. 

The problem is you do have to fund it heavily to get it there, so it can be a struggle for those without a lot of capital available. 

And looking at the CO state tax form, it does start with federal and then goes into state level.I also have K-1s from GA (heavily invested in Atlanta) but the sponsor filed a composite return for one of them, and other K-1s are for either opportunity zones or blank K-1s only showing the amount invested.Also have K-1s from Illinois (heavily invested in Chicago) but all the K-1s in the first year are blank, only showing the amount invested.