@Jody Hodges, that isn't the best area, as noted above... but not so much because of the crime, although that is an issue, but from a numbers perspective, houses in that area were going for 30-50k just 2 years ago, and now that investors have gotten wise, they are making minimal repairs and reselling for much greater amounts.

Unless you are creating some kind of world vision - think the Teslas, Googles, etc - the arrangement is almost purely transactional; they are looking for maximum dollars for minimal work, and you are likely looking for the opposite.

One should not make sweeping assertions based on some anecdotal accounts. soil samples can be collected from around the tank while it is in place. this can be a good indicator if tanks have any significant contamination especially where fuel oil has been stored since it tends not to migrate very far.

or single family)- close monitoring of initial investment, minimal money down2) BRRRR in Denver area if feasible, considering out of state- Focus right now is getting pre-approved for FHA financed property and close on an attractive deal.

A friend suggested that, if my father were to sell me the property well below market price, we would reap the greatest tax benefit because he would minimize his capital gains taxes now and later taxes as he passes on his wealth to his loved ones. 

Backsplash in the kitchens, nice floors in the bathroom (small areas, so the cost-bump is minimal), and updated lighting in some key areas (like the dining and living areas) go a long way.Basically anything you can do to activate that "Ooh, that's so pretty"/HGTV part of the brain, while being budget friendly, is a win. 

@Mansi MehtaYour prior posts indicate that you invest in Atlanta.

The seller never collected a security deposit from the tenants and has indicated in our contract it is my responsibility to collect the security deposit.How would you go about collecting the deposit?

It seems like you have definitely run everything at a worst case scenario rate which is great to minimize any surprises, but don't be surprised if you have more cashflow than you expected based on your assumptions. 

@Aaron Gordy @Bryan NothI think inventory is a very useful "live" indicator of housing supply constraints.