I was prepared because I knew what was on the co checklist from a previous purchase in that borough.  

LIFE-CHANGING ACTIONS here.STEP 1-20.You need to get you personal home rent-ready... not overboard updating, just rentable... clean and painted etc.Fix any leak faucets, loose doorknobs etc NOW, so that when your PERFECT tenant moves in, they won't be calling you to fix those.Put in new 5 Year Lithium Battery (write the date installed ON THE OUTER SHELL) of SMOKE DETECTORS (draw faint red stripes across the front outer shell of smoke detectors-- red means fire or smoke-- when the smoke clears (if the house didn't burn down) it's ok to reset the smoke detector and finish cooking dinner.ON CO DETECTORS (draw faint gray stripes across the front outer shell of a CO--teach your tenant the gray stripes mean DEATH-- if that alarm EVER starts beeping, they are to immediately raise windows , open doors and call you---even if its 2am--- A REPAIR MUST BE MADE or people can DIE-- little children and elderly go first

Housing in Colorado is through the roof, hence why I am looking out of state.

A parent as co-signer might push me to say yes.

A co-worker recently lost a family member and is now the executor of the estate. 

Once the build out is done and the tenant takes CO the pref return starts.On these development deals I have many other developer friends and they take 40 to 50% of upside all day long every day with a pref of 7 to 8% to investors.

You don't have to buy title insurance to use a title co.  

If you are looking for performing notes, PPR Note Co has them, if you are looking for non-performing notes you have to network and figure out who has the sources of them.

I've also had a co-worker/friend and spouse over.

I provide most of the down payment and put the whole mortgage under my name and he co-signs.