I'm considering converting a mix use property into a duplex.

It's a mixed bag.

I am really struggling to get off the ground in the Denver metro area; And I've read mixed reviews about going out of state for rental properties.

I have a 50# lab mix in my house and he's an amazing dog but his claws have marred up the new hardwood in here a bit.  

You are mixing in everything, and investments don't work this way. 

I know I’m an outlier with this comment , but I don’t mix Tenants personal life with business. 

But I will definitely do a mixed approach of mailer follow ups with cold calls. 

Different asset classes will offer different mixes of these: flipping has great returns but uses a lot of time, stocks have excellent liquidity and decent returns but are fairly risky, passive investing in multifamily syndications, which is what I do, has a great return on time and very good risk adjusted returns but very poor liquidity, whereas investments in new construction have phenomenal returns, and low involvement but are risky and illiquid.

If you're lauding the benefits of not paying taxes you also need to discuss the tradeoffs in not being able to actively control this capital to mix your labor with it to produce wealth.  

On the other hand, there are mixed signal from the housing and stock market.