Hi Holly,It seems from your post that you have tried various different things trying to discover what you like.Are you planning on staying in Colorado now?

I discovered that the bid amount at the sheriffs sale was $133k well under the $200k that the owner owed on the property.  

I thought i had made a great investment but after reading several books and listening to many podcasts I discovered that my investment was not much of an investment at all at the moment.

@Todd Ryan I recently purchased a houseb that was zoned as 2 family after purchasing discovered while transferin it to our llc that it lost its status as a conversion after several discussions with the city choose to keep it back to sfr to avoid headaches.  

@Colleen Ferrari,What you will likely discover is that THEY are not "making over the cap", their business entities make the money and take the deductions against taxable income.If they are structured they way I learned it, they are only taking a minimal salary / dividend split - say, $30,000 annually in salary (taxed as earned income) and $60,000 annually in dividend (taxed as regular income).David J Dachtera"Success is not a destination.

If you think you will go FHA, Conventional, 203k, etc. and then Quit Claim the property, to a LLC, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

Something we discovered he has done multiple times.

I researched each one and discovered this which made it worth bidding, if not this would have been a big fat negative. 

I personally applied for all different ones at the same time - Discover, American Express, Capital One, Chase, Barclaycard, Citi for example.

Conversely, AREC is VERY strict about enforcing the law when the actions are discovered after-the-fact and do not comply.