When a broker or wholesaler contacts me claiming to have access to XYZ number of off market properties a month, that's my cue to run or unsubscribe from their mailing lists.

If we assume all cash and a 50% expense ratio (this improve with time due to the near fixed property tax) would provide 4.8% return from cash flow not including closing costs).  0.5 (rent ratio) * 0.5 (50% rule) * 12 (months). 

You can add different ways to reach out to improve your conversion for owners you are hitting or you can increase the amount you are sending. 

You should only be liable for tax on any appreciation since you inherited the rental (minus the cost of your improvements). 

most of the above have a general known sqftage, known market area, known look, known parking and access, etc etc.  

Your credit score will be worth improving to acquire better financing options.

A post on recapture.People are concerned about recapture when they cost segregate their improvements and for good reason.Recapture is real, and those deferred taxes will need to be paid.But fear not!

Denver is very expensive for a new guy who doesn't have loads of capital so a market like Missouri for example is intriguing for far cheaper real estate but then Id either have to move, improve the property remotely or simply buy and hold as a rental for X time. 

Things that you can do or have access to that not everyone does.

This will allow you to remove the person and do the financing on your own.Home Equity Loan/Line of Credit: Since you're looking to access equity, a home equity loan or line of credit (HELOC) can be a good option.