It was my fault because I signed the note but the lender had always previously done a flat 1% pre-pay. 1% pre-pay is the going rate in my market and I'm sure you can find somebody that would do something similar in yours as well. 

One of the neighbor ladies across the hall would come a chat or bring me her baked goods.

Hi guys, I am looking to purchase a 3 flat in the city that I live as a live-in owner-investor.

Purchase price: $189,900 Cash invested: $6,500 2 flat owner occupied.

I have contacts for hard money lenders, general contractors, and flat rate realtors in the Denver surrounding areas. 

With the abundance of detail, drop your price by 50%, and offer a flat screen TV.

I also don't know how much to "spread out" (number of houses in the suburbs) vs "go vertical" (e.g. 6 flat in the city).

I guess start by seeing if they own properties themselves (good), does there client base already have investors (good), what do they charge for closings (flat fee?)

There's usually either a flat spot that the screw hits against or it screws in from the front.

A Real Life Example To lend credence to the above, a recent example comes to mind regarding a modified bitumen flat roof that had already exceeded its statistical life cycle by somewhere around 5 years or more whereby the current owner and occupant of the property had come to realize that it would probably only be a matter of time before they'd begin to experience more problems with the roof resulting in leaks that could jeopardize the operation of the business not to mention that any additional repairs would essentially be a waste of time, money and resources in postponing the inevitable resulting in a recover or complete tear-off and replacement of the existing roof covering.