She can't set a trap or bait it herself, but holds no bars in telling us that we did everything improperly. 

Using ROE gives you a true sense of the opportunity cost of your investment because you're accounting for the "dead equity" left trapped in the investment.

Fell for their trap, hook, line and sinker.

Notice to quit(1) A tenancy may be terminated by notice in writing, served not less than the respective period fixed before the end of the applicable tenancy, as follows: (a) A tenancy for one year or longer, ninety-one days;(b) A tenancy of six months or longer but less than a year, twenty-eight days;(c) A tenancy of one month or longer but less than six months, twenty-one days;(d) A tenancy of one week or longer but less than one month, or a tenancy at will, three days;(e) A tenancy for less than one week, one day.(2) Such notice shall describe the property and the particular time when the tenancy will terminate and shall be signed by the landlord or tenant, the party giving such notice or his agent or attorney.(3) Any person in possession of real property with the assent of the owner is presumed to be a tenant at will until the contrary is shown.(4) No notice to quit shall be necessary from or to a tenant whose term is, by agreement, to end at a time certain.(5) Except as otherwise provided in section 38-33-112, C.R.S., the provisions of subsections (1) and (4) of this section shall not apply to the termination of a residential tenancy during the ninety-day period provided for in said section.Based on this, it looks like for month to month occupants, 21 day notice is the appropriate time for Colorado, but I wasn't sure if there was any specific code that needed to be followed in Arvada aside from the Colorado text above.  

To me the decision to invest there and in section 8 tenants was easy, but i am a contrarian by birth, so wherever most people avoid, I flock. 

It leaks where the flexible P-trap meets the pipe above.  

You have to do your homework and avoid the traps that are found in shortcuts!

Just don't fall into the trap thinking you are making $200-$300 per month from each property and then in year 5, you need a new furnace or a new roof.

there has got to be some way for the math to tell me how much I should spend on this house and avoid the over improvement trap...Thanks in advance, always learning....

Just remember, Indianapolis is a city where one street has perfectly manicured lawns and houses above $400k and literally the next street over is nothing but run down sub $10k burnt up trap houses.