We did unscrew a board covering a gable vent opening on the front of the house and only had visual access from this vent opening, as it was too small and too high to safely enter the attic from this opening.

The reasons you cited for questioning Pueblo long term's sustainability are strong deterrents in any market.

There is a crawlspace directly under-that has visual stress cracks on the outside walls at each end and the walls appear starting to fall outward. 

I'm a visual learner so this definitely helped. 

The bars and coffee shops is a good visual indication to show where the young professionals and college graduates are flocking too which usually equates to a higher price tag area on the rise.

Liability is a big deterrent - I get it.

Etc, etc.Key point is to visualize the path. 

And you mentioned closing costs being a deterrent in the Heloc option... consider shopping lenders....

@Sherief ElbassuoniThank you - love the visual!

Don't let the HOA be an automatic deterrent!