Take a good look at potential purchase opportunities and run the numbers, then decide about buying, then financing.

If foreclosure is what you want to invest in get a head of the game and focus on a target area and know if that HOA is a pain to work with, you might just find someone who wants to sell quickly to get aways from the HOA.

Haha, doesn't mean I can't be convinced to head in that direction though. 

Just make sure you account for Denver’s higher property taxes, insurance costs, and the ever changing landlord regulations when running your numbers.Feel free to ask more questions about the area or strategies—I’ve helped clients with similar goals and have personally done house hacks and short-term rentals around Boulder and Denver.

I just head up and tell the dock guys and I leave with 10 or so.Sometimes guests take them with them as they are pretty cool and I just have more sitting to put out.

You can just answer it without the jazz, and I bet you know a few places right off top of head where people WANT to live, right. 

They want them all jammed in large apartment complexes, run by large companies, in concentrated areas, away from them.

There's more low-hanging fruit here than I'll ever need, but hitting the ground running to pick it before land prices start reflecting the new higher values requires more capital than I have and I don't do debt.There are two main companies in the US who do the work of creating and selling eco-mitigation credits on a joint venture basis, separated by the Mississippi river.

Thanks for the heads up, I’ll call the mortgage companies.  

I have been in the books and came accross Bigger Pockets, i would like to dive head first into real estate investing but the un known is a little scary.