Condo fees eat up a lot of your cash flow and while both of my condos are well run, I've had one before that wasn't.Some people like university rentals. 

I know some investors would rather not have all their eggs in one basket, but I diversify with LTRs in my home state.  

Make sure you budget in an increase in taxes every other year to make sure it doesn't eat into your profits significantly.

But drive to Austin a few times a year just to eat / drink at the Oasis.

Find some high yield CD's or savings to just offset the eat from inflation, it's not sexy, but beats traditional savings rates.

If you're going to make any profit under hard money, you'll need to sell before the % eats you up. 

And finally that puts all my eggs in the Denver basket, though that's possibly more of a pro than a con. 

That's why he accepted my offer. 1) Do I just write the new lease to state payment is due blah blah based on her income and eat this 3 weeks of overhead or are there other options? 

Would you put your eggs into a nicer house, nicer neighborhood, more likely to appreciate (Boise/Reno)?

Not only is it physically demanding, I'm not really able to save money to roll into future projects since this is my only source of income and bills/life eat into profits between closings.