Or would the investors above been aware of the extremely high risk associated with these extreme high returns?    

However, they wanted fast close at 10 days when I need 30-40 days to complete the survey.

Depending on these answers one lender who charges 3 points could theoretically have lower total transactional costs than a lender who charges only 2 points and its important to understand all fees associated with each lenders origination process. 

Also  American association of private lenders is one trade group,Thanks for the response, Chris.

Rental properties dont just take care of themselves your going to have costs associated with ownership as Greg Pointed out..

Hey @Kieran Collings - please send out your survey my way !

My property is huge and big enough for six units.I was told that I'd have to get a really in depth Survey first.

All are great tools.Yes there are transactional costs associated with each but there will come a time where the cash flow properties incur transactional costs as well.

Focus on the human aspect as well as the legal side.Have you tried connecting with local landlord associations or zoning consultants in Denver?

With that said, here are some questions I would ask myself about the situation: Historically, have the students paid enough in the 9 months to cover all the expenses associated with these properties?