Your assumption that leverage is not available to an IRA is incorrect. 

I would hope most multi investors are using conservative underwriting in their rent increase assumptions moving forward, but the good news is if you already have qualified high-quality tenants then they should be staying put and renting for a while. 

Assuming the above the question is do surrounding land prices still have room to grow, or are they being priced at a premium with the assumption that the area will increase in value?  

However, I keep running into the same issue: I assume that if all I buy is 1 single fam LTR house, it would be a very low priority for most PMs (I assume that most good, experienced PMs want either multi-fam, or a portfolio of multiple single fam houses....if you're a good PM with lots of business, just 1 single fam LTR seems barely worth the effort of taking on a new client).How accurate is this assumption?

Your intended plan provider either forgot to discuss how you use mortgage financing or you did not ask, and you are therefore making several incorrect assumptions.2) Once you know what you are doing, reach out to a non-recourse lender. 

For the house hacking portion I am operating under the assumption that more bedrooms and bathrooms offers greater rental income opportunity.

Your assumption about Denver is correct.

A bigger question is IF your assumption about this apartment complex being a mis managed potential goldmine is accurate.  

AirDNA is a great toolI think STR at 3x 4x a LTR is a little aggressive, all I have seen is 2X is a better assumption (although can vary wildly in different markets)

It seems like there are some trusts or other funding programs that consider contributing to restoration and repair projects, but we'd like to operate on the assumption that we will not be chosen for these types of grants, just in case.