I didn't want to put more than 8k in it cause I can find other properties in better condition for that, which are also closer to me.

Ive seen first the city not do their part while performing inspections for me and have actually made my inspector go down my basement stairs to complete the inspection!

Yea here's one of my rental numbers, which was bought last June.Purchase:26,000rehab:5,000Taxes:1500/yearInsurance:500/yearrented:908/month section 8 tenant build:1986Sqft:1260The rehab was give or take around $5,000 but this is because for Section 8 the inspection is very detailed and had to make some fixes to get it to government standards.

Electrical is easy... just stop short of wiring into the circuit box and there's no juice to electrocute yourself with... that said, you probably don't know all the compliance rules to pass inspection anyhow...Generally there's several outs... either through financing or inspection.

As long as the water is on and I can make sure the waste lines run smoothly, I will also not request an inspection period.

The speed at which my homes sell and my ability to get all the nice things done at prices well below retail, I am adding value with each dollar.Of course there are always some things that really do not go dollar for dollar such as putting in the light bulbs - such items cost yo money but really did not improve the value of the home, however, without them, it would be much harder to sell the house without any lighting in the fixtures aqnd would come up on the buyers inspection report.I typically get at least double for every dollar I spen in rehab.

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

If a flip, and the roof has good appearance, and after your roof inspection, needs no repairs, I would not worry about it.

Its when lenders charge a flat fee that INCLUDES appraisal, site inspection, processing, etc. and the borrower doesn't know who they're paying and for what.

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.