I'm taking all of the expense percentages like 10% capex, 10% pm, 5% repairs and maintenance, 10% vacancy, $100 ish for home insurance based on my area, 0.7% for PMI based on my credit score, and then standard amounts for utilities, lawncare, and WiFi. 

That makes it difficult to disposition the phone numbers. 

I'm a Longmont based investor/agent and have been hosting a monthly REI meetup in Longmont for a few years now.

You still have to know the pro forma rents though since literally nothing meets the 1% rule based on in place rents.

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provides support for the property tax appeals process.Additionally, it can help maximize renovations and improvements.A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

You are betting your money on the neighborhood and the property (and the client base that will attract), hoping to produce a return greater than what the S&P 500 would produce over time.

A few questions a lender would ask you based on this post.

I guess I'm not surprised because when I call my fellows agents, half or more of them can't be bothered to pick up their phone and would rather text, or whenever they actually pick up they always sound like they are at Target or getting a massage in the middle of the day, and not actually working. 

I called hgim to speak about it verbally and when I did he became aggressive with me on the phone and denied any wrong doing.

I'm open to hear thoughts and opinions on best markets in those 2 states (or any other promising markets based on the criteria I outlined above) that I should focus on as a first-time investor.