So I borrowed from my HELOC above^; and 17k from a short-term line I have at 3.99% thats due to expire next year (this I plan on paying in full before then)I'm looking at my HELOC 36k @ 5%.. 

I agree with most of what I've read here, but the bottom line is that you can set rules in place, but you cannot stop smokers from finding their way into your property.

But if it's been 'recently renovated' I assume the juice has been squeezed out of any upside.Bottom line, it depends on the buyer you want to attract. 

I just bought a 2 bed/1 bath condo also right next to CSU but we were hoping to rent for $1300-$1400.

I fall in line exactly with Gary Keller's words of wisdom.

Can be tough to line up a 1031 on a short sale since short sales are speculative and not guaranteed to be approved.

A fixer 2 bed here will run $120,000 or so.

Is buying a one-bed condo a good investment?

2 bed 3 bath, 3 bed 2 bath3)  It is in blue collar area walk to light rail and being gentrified. 

@Lana Lee, I tend to stay away from 1 bed units as well, unless it's too good to turn down.