Nearly all homes I am seeing in Denver are offering a 2.5%-3% commission paid by the sellers.

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k. 

However, many lenders offer only the 7A, so you'll have to shop around.

I will start from the offer stage. 

However, full site visits, though more expensive, maximize tax savings by capturing every depreciable asset and offer better audit protection.While online studies may be suitable for simpler properties, full site visits are ideal for complex or high-value properties.

If you want a registered agent, there are services offering that starting at $40.

I see what you mean about offering a higher return to a potential investor, especially if they are not familiar with my character/experience in the industry. 

The owner didn't have to deal with any of it, as we offered to take care of it for her.

Properties are spending more time on the MLS, sellers are getting more motivated, and there are deals to be had if you know where to look.With fewer buyers in the market, we’re seeing sellers willing to negotiate on price, terms, and even offer incentives like covering closing costs or making repairs.

Augusta indeed offers great potential with a strong rental market driven by factors such as population growth and a stable job market.