My wife wanted to move somewhere with more space, so I jumped on the opportunity. 

We acquire distressed mortgage notes and work with homeowners to find solutions that allow them to stay in their homes or transition smoothly.

I’m looking for actionable steps with hard numbers to find that deal, make that first decision. 

Investing with others may be a good way to go.

@Greg Weik as a local Denver investor I would strongly disagree with a couple of your opinions offered to @Melissa D..

Local relationships with INVESTORS and SYNDICATORS. 

I applaud OP on her real estate journey of 5 years with BRRRRs, flips and AirBnbs and doing well with those.   

With Airbnb prices rising, we loved the idea of investing in a few different small apartments scattered around the world so we would have a virtually free place to stay, and when we were not there we would make money off of sites like Booking and Airbnb.

I always thought cats were pretty good with using the litter box. 

Or you could attempt to get on title with the investor as a partner in the deal.