Verify these numbers by researching comparable rentals in the area or consulting with a local property management company.Additional considerationsContingency Funds It's wise to have reserves for unexpected expenses during the rehab process or unforseen vacancies.Market Conditions Keep an eye on the Denver market trends.

I would deduct the fee they charge x 60 reservations they have to see what it is of the gross.AirBNB usually takes 3% for 1 property, as others have mentioned.

That would include downpayment, reserves, and honestly that would be very light, maybe for a property 300k or under.

For example, are lenders stricter about DSCR ratios, or do they require higher reserves?

With most syndications that are experiencing trouble, the issue comes down to: is there enough cash flow and/or reserves to keep the deal alive long enough?

At the same time no matter how much excess insurance coverage you obtain, there will always be a policy exception for gross negligence and even negligence will likely be covered only under reservations of rights meaning the carrier can opt not to provide coverage. 

Everything was running fine until Underwriting wants to know about the 10% for reserves in the HOA account.

Because two things: first, if you can't save enough money to make a down payment on an investment property, you shouldn't even be in this game, and second you are going to need cash reserves to cover the infinity of things that can go wrong on a rental, which means you should already have some free cash flow coming in from somewhere to account for that before you even rent the place out.

You need to build up personal reserves and then save for a down payment. 

You will also need to show some reserves.