Then I have other investors that wont touch that area bc they are such disasters with drugs, crime etc.

I am using an in house loan from my banker for this deal, and wont be able to reach him till monday at the earliest.

Fresh paint and a nice red front door goes a long way.As far as the deck/patio, it obviously depends on the property, but It should help the property sell quickly which is worth money, but wont get you much of ROI.

If they pay you late, you have to pay your bills late and your credit WILL suffer in long run.

Your FIL has your best interest at heart, your guru or mentor won't suffer at all if you got hung.

You most likely wont be able to get anywhere with a property that you don't own.

or will the economy crash so bad that people wont have the jobs and income to pay for the houses, which will kill our market?

Not saying I still wont do it, but now I take more time to plan for it instead of wrongly assuming they are safer investments.

When I'm ready, I wont be buying rentals in Denver or the metro area.

@Thomas Ihriei can't find your PM in the inbox. i think somehow it got deleted... you wont have hard time with pretty much anyone you call since that's the going rate for a 30 yarder. i also haggle with them to give me a better price. i tell them, "You guys are closer and i want to use local, but so and so gave me a 30 yarder for $330 and you are at $350.