I have not had any buyers or sellers put up an argument with this or try to buy without a buyer agent.

Hi Shrijan,Welcome to the forum.Personally, I'm not a fan of out of state BRRRR.On paper it all sounds good and great but I've been in the game long enough to have witnessed otherwise.I would always advise doing BRRRR in your own market if possible.There are too many links to a chain with this approach and if one link is faulty, you chain becomes useless.Otherwise, (Yes, I'm bias lol) an alternate solution is buying turnkey.Wishing you much success 

Now I am looking to find hard money to keep moving on light rehabs to buy and hold BRRRR-style.

To get a solid foundation for myself I'd like to buy at least 1 property to house hack in Colorado each year with a 5% down payment for the next 2-3 years.

When you're fully ready for analysis check out the renter analysis tools and don't be afraid to post questions and ask for help, everyone is really supportive :) A good first step and great lending resource (super important in today's market) might be to check in with my lending guide and bestie of 20+ years @Joseph Chiofalo they lend nationwide and he's very patient with newbies and can help craft a workable plan towards portfolio growth.

10% return is probably more than what you are going to get on building a new cabin or buying an existing one these days.  

Any suggestions on how to best structure the deal in order to put down less cash or be able to take the cash out if I buy it low enough?

If the tenant wants a fan they can buy a floor model and take it with them when they leave. 

@Parker Fairfield Are you selling a note, Buying a note or creating a note?

What are the top markets right now for buying rentals right now?