I just priced that scenario with a 720 credit score and I'm seeing one lender is very competitive with a rate of 4.625 with no points and several more offering the same rate with up to 1 point and beyond, so your idea of a reasonable rate is in line with what's available.

Also there are some good cashflowing properties down in Colorado Springs that I come across that are close enough to you in Denver but also a completely different type of market with less competition.

I'm also struggling to find a realtor that doesn't speak in 3 word sentences or even wants to meet in person to discuss my goals -- maybe it's just the area, heavy competition, and a lot of "investors" (probably like myself) who spin people's wheels without ever getting really serious.I'm also considering areas like Montclair and Bloomfield because of easy NYC access - they seem like they could be safer with longer term tenants, but I'm not as familiar with the rental markets.I'm reading and digesting as much as possible, getting familiar with terminology/concepts, but I'm struggling in general to get focused and be confident that I'm going about this the right way.  

The more difficult to obtain, the better the quality and lower the competition.

You'll need to shop and compare either by drive by or craigslist ad rental positing to find out what competition is actually getting for rentals.Good luck it's a lot of work.

Put your deals out there to maximize your earning potential through good ole' fashion competition.

This competition means you have about four seconds to prove that you aren’t a crook reading off a script and then compel them to hear you out.I’ve made more cold calls than most people have made...well, calls.

I definitley want to offer everyone competitive and resonable pricing.

One is an appreciating asset with barriers to entry, and the other is depreciating with a competitive marketplace.

Being a off market deal there is no competition so I'm not worried!