I like it because it is free, the tenants can pay online, it is automated, etc. 

How much was total budget?

When I was working out numbers for seller financing, I got to the point of giving the owner $315,000 lump sum then taking over the loan at 2000/month however when you do ROI that means you'll get $800/month cashflow at best which is 800*12months for a total of 9600/year CF. if you do 9600/315,000 that means you get a ROI of 3%. which is not nearly as good as stock market. also 315,000 lump sum I do not have :( I need help.

What's the scope of the work that needs to be done, in total? 

or put that in your signature block =) Totally get that.

Planning to sell two investment properties in CA and buy one primary residence in CA.Property 1 is listed and expected to sell in August to September timeframe (Around 150K long term profit, total sale price around 0.85M, no loan)Property 2 is under renovation and expected to be listed in August-September, and close around October to November (around 400K long term profit, total sale price around 1.7 M, around 0.6M loan. ~1.1 M in cash).What is the best time to buy the replacement property?

Or the total estimated ivestment? 

Their 12-18% return is a total lie.

If I can answer any questions please feel free to reach out. 

You're totally right about Denver's appreciation—it's been impressive, but it's also driven up property values, making it tough to find good rental yields, especially with a $600k budget.