(You can do it with STRs, and Airbnb is mostly what I'm seeing with my investor clients.)But we were breaking even with our first two or three rentals in Denver as well that we bought between 2015 and 2017.

Even if you think it will magically be worth $120k after the $20k roof, that just makes it an even worse return on your money.

Most heirs want the finished price for their half or quarter even when it's in the worst state.

Even some advice or roadmap would be helpful. 

Maybe you've seen even worse.

I went to the University of Cincinnati, and even after college I lived in a few different multi-family's.

Even with private/seller financing, if you're househacking, the lender will still be subject to the ATR rule and ignoring this will cause problems for everyone.

I would even say cold call some of these investors who owe many rentals and ask them questions.

The cost and time to move (even a few doors down) is not trivial.  

There are many other ways to qualify besides DSCR, like bank statement averages or even P&L statements that can offer lower down payments..check in with @Joseph Chiofalo he's a 20+ year mortgage colleague and can help with structuring and options.