I always entertain the possibility ...I would appreciate opinions on this.

I posted the question because I was looking for an unbiased opinion on the deal.

This completely depends on the economy in my opinion.

We are much closer to the end of this cycle in my opinion.

And, in my opinion, it has more potential to fail.

Borrowers should spend a little time getting some initial opinions on their project.

-economic vacancy rates (real vacancy + non-collectable rent and related income) -turnover costs between tenants (normal ware and tear costs painting, carpet cleaning etc.)I would also echo time tends to be under estimated and very costly.This post is only my personal opinion.

Might as well ask an ant to figure population figures down under in 30 years' time.CASHFLOW is king, in my opinion.

As for Denver County auctions...In Colorado auctions are held by the public trustees of each county.Below is a link to the Denver County public trusteehttp://www.denvergov.org/clerkandrecorder/ClerkandRecorder/Foreclosures/tabid/437349/Default.aspxI have not attended Denver's Foreclosure Sale/Auction, but my experience is that the public trustees required a certified check(or other good funds) at the auction.I would certainly speak to expert before participating as it is a buyer beware (caveat emptor) purchase: -No guarantee that the foreclosing lien is in first position-No rights to inspect-Can be redeemed out by other jr lien holders after sale-Persons may still be living in the property and require eviction or other arrangements-Lessees may have a grace period to leave-All sales are finalI am not an expert and that is just my personal understanding.The aforementioned is personal opinion and none of the content should be considered a binding offer or agreement.

I ask because it is often much cheaper than using hard or private money.My understanding is that many banks and credit unions will still provide first position liens on investment properties (as long as it and the borrower meet the criteria).This post is only my personal opinion.