I've had my realtor help me identify 2-3 zip codes that are considered B-C plus neighborhoods and continually sends me daily or weekly MLS listings but they either get weeded out because they are located next to dump properties where no one on the block has any pride of ownership or the are located next to factory or some other undesireable property.

Just make sure its not vacant for a reason that you can’t fix (bad neighborhood, undesirable area… next to airport, pig farm, flood zone, etc).

I wanted something that needed work or was undesirable but did not require extensive work.

The question then becomes, how big is the grow operation and is it attracting undesirable people to the property?

Unfortunately, we are late in the cycle and the multifamily property types you're pursuing (not just in Denver but in other desirable markets and undesirable ones too) have lots of competition for buyers, often unsavvy ones who are not carefully underwriting their deals and as a result driving up the price per door or family offices/UHNWIs with patient money that can afford to buy at lower short term yields than you or your investors may be willing to tolerate.As investors, we all must proceed cautiously at such elevated pricing:Investment performance relies on strong rent growth and continued low cap rates at refinance or sale.Demand has pushed prices for riskier properties with less upside to unsustainably high levels. 

@Carl A.CarlAs a practicing dentist and RE investor my spin is they are taking advantage of your situation and putting you in an undesirable position.

If you had undesirable C class apartments or overpriced A class ones could be a different story. 

Sometimes they still had to be facilitated out, but since they had no rights to be there, it was never an issue.Now after saying all that, keep in mind that the building I was renting was not that desirable and, therefore, I sometimes got undesirable tenants who lived difficult lives.

How many of you guys are still closing on properties other than full doc given that banks are still close and/or rates are undesirable?

We’ve had plenty of undesirable guests cause issues and that is something that you’ll deal with in this business.