It's going to be very hard to get strong positive cash flow on properties in that area unless you're getting them at a substantial discount off market.

I would explore options to get involved locally (partnerships, etc.) before crossing it off your list completely.  

They all pretty much have long term 30yr fixed notes on them at 4.5 - 5.3%.  

You may want to explore the cost to remove the tanks.4. 

A few led me to apartments and that's why i'm here, wondering if I'm not exploring other opportunities that I just don't know about.3.  

I am running numbers on renting them at their original list - though that won't be my first offer.

I definitely have to explore the system that leads to my funnel.it would be great if you could share some of your experience how did you find your deals and what is your favorite way that works to leads potential deals into your funnel?

However, the Denver market has become out of my reach and I am looking to explore other markets in and OUT of Colorado. 

Buy and Hold opportunities exist and I would be glad to explore some of the different types and areas of the east valley that might be a fit for you.

However, there are some general ideas you can explore to develop a skill-specific vocabulary.1) Financial and real estate news.