New Western declined to use accurate information in their suggested valuation of this property.

A non-owner occupied duplex will fall under state rent control so the rent increase would be capped at 10% for this year for existing tenants.Would I wait for the market to decline?  

In the main parts of the city and surrounding areas there are not many new housing starts so the signs point to a temporary decline in rents and slower to rent units.

Little Flower tends to be a pretty established area with usually smaller homes, but the area is slowly declining as crime seems to be on the rise.

The broad-level groupthink seems to believe that Denver and C Springs pricing will just expand all the way down to Pueblo, but I see it as a completely different place altogether with much different underlying fundamentals.The risk is that if/when prices flatten or decline in those metro areas to the north, credit markets tighten and there is less capital floating around, the "dumb money", if that's what it is, will stop coming in and Pueblo could possibly revert to what it was all along; a place in post-industrial decline.

figure only doesn't do them on multi family investments, I have a 3 family, I just applied with Figure and they declined me because it's a 3 family. 

They have low loss ratios with high risk declination rates as to not be like all of the other insurtech companies that come out way too competetive and then renew at WAY TOO high rates and then slowly become insolvent from loss of clients.

Most likely you're also in a poor area, declining neighborhood, which carries limitations as to improvements, potential future profits and limitations on rents.A more important aspect to investing is your cash on cash return, your capital costs and return on cash invested is a better guide. 

Cleveland has a declining population and little job growth.

Recently had a chance to hear Dan Gilbert speak and asked him where he saw Detroit in its recovery (mind you this Guy has $1B+ invested in the city) if it were an inning in baseball, he said we haven’t hit the top of the second.I think a major reason the population is declining is because Detroit is shedding its outer layers in massive quantities.