But if I put on my "investor" hat, overlooked areas are often much more profitable.Unless I'm missing some crucial details about path-of-progress or something, this appears to be an average purchase for an owner-occupant, but a poor purchase for an investor. 

I personally like to know what I buy , analyze it , see it , drive by it , it could be an ego thing .

Seems optimistic but even half that would be an improvement.   

Do you want to be an agent or an inspector? 

Regarding building an ADU, again it depends on your goals, but the ROI on ADUs in Denver aren't that great and a lot of appraisers don't know how to value them properly since there aren't many comps, so refinancing could potentially be an issue as well.For your first house hack, start simple and go from there.

Lets grab coffee or something when you have some extra time. 

I'm hoping the fees take care of lawn maintenance and snow removal but that could be an additional expense. 

Considering putting the water heater in your unit or using on demand if that could also be an access issue. not sure about HVAC

A better solution would be an overall increase in all housing.

It may be an opportunity to pick the property up at a good price.