Would a tool that gives you an early warning on site risks before breaking ground be valuable?

I was just trying to give an example of getting the numbers you mentioned and what it took.

Get rid of the property manager to save some money." 

If I were in your position, I would buy a duplex that has potential for value add, fix it up, live in one unit and rent out the other unit as a medium term rental or long term rental.

I've talked to a ton of lenders and if they know it's an investment property, you're looking at 15-20% down minimum (non owner occupied).

They say you should focus on one market and get to know it in and out.

Where should I start?

You should look at AirDNA for information about short term rental in the area.

i fyour getting paid off when the vertical loan goes on.. then your in first position . so not sure what the issue is? 

@Kenny Smith the data I saw yesterday from Metro Denver Economic Development Corporation says that the front range is losing a few folks and the Western Slope is gaining a few more that your above number so while Colorado is gaining, the front range is losing and the Western Slope is gaining more.