not sure I know exactly what those mean yet except to say I'm looking for more long term equity to have better tenants/houses than better short term cash flow with lower tier properties.  

It just seems to me that there has always been a way to make money investing and now may be the one exception. 

There can be exceptions, especially if you buy older homes or in non-HOA neighborhoods. 

We only have this on our 3+ bedroom and it is not a big revenue generator except on our largest houses which do not have much competition as it stands.

Same for many of these costs (except title insurance).

This firm specializes in representing landlords doing evictions in Colorado and probably does 80% of all evictions in Colorado.Sure, doing the first "year" as an 11 month lease might help address the new tenant in perpetuity but after the first 12 months they are your tenant as long as they want to stay (with the exceptions allowed by the law).

Once you have the LLC set up with the DCCA, you can just record a quitclaim deed with any escrow company, no lawyer necessary except to draft the deed. 

So, in my opinion, the time for this sort of due diligence would have been before you invested (rather than after).At this point if you visit and find a big problem, it's likely going to be like trying to close the barn doors after the cows have already all left.The one possible exception might be if it's a problem investment (which you didn't say it was)...and you are wanting to try to "shake up" management by visiting. 

Of course, there're exceptions to that, too.

Washington continued with land acquisition and development through most of his life, with two exceptions, both of eight year duration.