Because odds are they are paying below market rents.

Yes - I believe that odds are better at making an NFL roster than sustained modest six-figure success in wholesaling.Most of this industry is filled with broke no income no job, no assets types who paid a large educational fee to one of the ~5-20 major gurus in the space and will never make meaningful income.

First step is to check with the city or county to find out what the zoning is and the allowable uses are and what is required for development in terms of lot coverage, setbacks, height restrictions, utilities, access easement, parking,  etc.

With the Political outlook in Denver/Littleton, I would look to other markets that would net more profit with less risk of changing restrictions.  

It is a great drive and we have driven it a bunch of times.I just wish there were less restrictions on STRs in so many areas.

It's just that simple. i already said 2/3 times that I give it 80%+ odd's it's some form of flushable wipes down there that have made a near blockage.     

Didn’t Lee Andrews explain state licensing restrictions to you and the value if his certificate?

I had also seen a year or so ago that the community wanted to put more restrictions and require a local contact, and limit on number of permits , but haven't seen anything more stringent since that proposal failed.If you can share your experience, I'd greatly appreciate it!

Downside is bad tenants, depreciating trailer if you don’t own the land, and restrictions if the park if the owned by someone else.

If the cosigner/guarantor owns real estate for example, any unpaid judgement will become a lien on that property and raise the odds significantly for eventually getting paid.If the cosigner/guarantor doesn't have assets like real estate to go after all they are offering you is a promise and last I checked you can't cash a promise!