No question a sub 2 failure opens a big can of worms and can lead to all sorts of issues of the legal variety.. you start missing payments and your sellers credit gets trashed you are going to have issues. 

Is it worth diving into a full bathroom/kitchen gut (unpermitted/handyman not of my choice) possibly revealing more issues or just paint, new cabinet pulls, switches/outlets, lights, etc?

Most areas of Denver will attract a variety of tenants and you may think you'll get a family, but you could get a young professional without kids.

Simply reads the script, schedules follow ups with sellers who are not always motivated (if they give a price that’s not $1 million, it’s given a follow up haha) and with motivated sellers she doesn’t ask questions that help gather more details to reveal the motivation or timeline. 

There are a variety of formulas you can use, but to me, here's the bottom line from a legal perspective: as long as the utility cost sharing provision is not unconscionable, and the tenants agreed to it, they are responsible to pay their share of utility bills. 

So, I would assume that if there is any issues with the sewerage, it would reveal itself within first year and I wouldn’t need the $195 inspection.

2) How important is it to have a variety of colors throughout the home?

I would look for states that are landlord-friendly and cities with a wide variety of employment sectors, growing cities/states as well.

Many of the North Dallas HOAs have a variety of restrictions - percentage of total homes, the owner has to live in it 1 yr or 2 years.

Remove of fireplace revealed mortar was compromised to extent it was closer to sand than mortar.