REI is a capital intensive idea. 

Add on taxes, insurance, water/sewer, lawn care, professional fees, any house utilities and you'll be way above your estimate.With such low rents and such a high cap rate, this is likely to be management intensive with higher than usual R&M, vacancy, etc.

This is a cash intensive thing.

I’m new - just a kid in NC trying to further nurture my newly found (and incredibly intense) passion for rental properties/real estate.

Overall the current economics of it sucks and land values have declined, which may make it a good time to enter.I understand that it would be capital intensive and it would not be a get rich quick scheme; but for me it would be very enjoyable being a miniature timber baron so to speak.

What's seemed to become the case is there are deals with an IRR I can live with but when you look at the sensitivity analysis, the amount of risk has been higher than before (because they usually involve more intensive value add to achieve what I want).It just might mean that the days are slowing/over of buying stabilized properties for cheap and relying on minimal management/guaranteed large mkt rent growth to give you your big return.Then again it depends on your investment goals, the property type, the class, the location, your intended hold period, your level of debt, and what actually occurs in future mkt conditions, etc.

Are there any wholesalers in the greater Denver area that would find value in me doing the time intensive legwork for them?

They don't have anything in order, they don't do squat to document anything properly, they're nervous as a prostitute in church, they have no idea why they have to put on a tie and write things down, they sound like illiterate bumpkins in front of the judge presenting their cases, and they obviously resent having to be there at all, doing one of the most labor-intensive and least profitable activities for property managers.

INVESTORS are a whole different breed.I'm not saying you can't take the opportunity if it presents itself, but focused intensity is powerful. 

Then you are looking at a management intensive situation requiring a high quality specialized manager.