Property prices are a bit elevated considering the low average income, so we're having to be picky and patient, and the banks aren't as willing to budge on the bank owned ones.  

Account Closed I look at them as more motivated and possibly willing to take a low offer since they know they couldn't sell on the mls. 

For her it was too late, she was approaching a fixed and low income retirement.

Ha ok so I'm kind of ruling out the 600k property unless maybe someone who has the house paid off will accept a low offer with owner financing, kind of a long shot though.

Las Cruces, NM 88005This a 4-plex, with 4 2-bed, 1-bath units.The price is 174k.The last unit putting in rent was listed for $375/mo (that looks a little bit low but it is probably normal for LC).

That price could be low because the Life Tenant could live another 20 years.

Slight correction: I try to price about $1500/mo gross over fair market, although have been a little low lately.

The best way to learn how to estimate the repair cost IMO is just google the item you need replacing to get a price or go to Lowe's or Home Depot and just walk around and look at the prices.

While it is extremely difficult to find rental properties with solid numbers in the Denver market it is not impossible.

The area attracts a lot of working families with children and seems to have fairly low rental turnover in the 6 months I've lived here.