We prefer to wait until they expire and then talk with the seller. 

I bought it with all sorts of projects in mind, but I have found that I would prefer something lower maintenance and instead to focus on increasing my income.The downside of a straightahead sale is that, now that I am "self-employed", I cannot get a traditional mortgage for 2 years.

Then you could also get another STR somewhere else, as you could utilize a low down payment loan on the primary.Denver is a great area to invest, and I always prefer investing in your backyard!

They use Zillow too, but also prefer their own application over the Zillow application.

I would prefer that to having occupants in my home for an unknown period.

The partner would be near the area where we would be investing, but would would prefer we get a third, small local partner for the purpose of managing tenants, move ins/out cleaning, small fixes, etc. 

I almost all BRRRR deals, although I prefer the term value add since BRRRR implies that you will hit a grand slam every time.

Lastly, I'm happy to help too, so if you prefer, feel free to message me the tenant's email and I'll make sure to get this all set for you :)

Mainly looking for apartment complexes that need work, foreclosures, short sales etc… under 1 mill preferably.

If you can get some seller financing deals, then it's a bit of a moot point but my personal preference is to keep my options open.