The appraisal came back subject to repairs and the VA contract states that no repairs will be made by the seller and the buyer will have to escrow repairs.

It is my understanding that with a dual agent (and i am the buyer) that the dual agent's duty/loyalty is to the seller, correct?  

I’d love to see those list of proporties to market to my buyers if your interested in a JV deal

If you start investing or property hunting in Denver hit me up for any guidance needed! 

Is this a good rate, should I be poking around a lot more or invest the time in house-hunting?

No, due diligence costs are borne by the buyer.

One CAN figure out approximately how much a property sold for even if it's not listed in the records:  extrapolate the transfer taxes (state/county/city) and multiply out.Just an aside:  I remember back in the day when the appraisals were coming in short in an appreciating market (something like we have today) we would ask the buyer to pay MORE money for the transfer taxes (no law about not paying more taxes) and it would help show a higher "sales" price and help 'push' up the comps--not recommending you do that now--much more data available for all eyes.But I would recommend that you buddy up with a like-minded realtor, and work out a mutually beneficial arrangement so you can get the info you need, and they can get listings, sales, referrals, etc, that they need.Better yet, get licensed yourself and get to know the business from the inside out!

My deadline to close on the property is July 10th (Two weeks) and the owner said he has a cash buyer lined up.

accommodate a buyer's request for detailed rental and financial history, when selling only a small segment of your overall portfolio?

This makes the selling price $300k higher than the numbers you would get from calculating the price based on a potential buyer's expenses.