I don't understand enough about it to know if them stocking up on single-family and small multi-family properties in the Denver area, at the current prices, is a good initial play that will hold up.

Investing as an LP in a non DST investment like a standard syndication offers less fees, more options, great Sponsors, 1031 exchanges, QOZ's, Funds, every asset class etc...  1031's are limited, though especially for your initial investment.

Usually your reserves for those categories will range from 25-30%, although maintenance & capex should initially be minimal since the home is new.

Looking at lots listed for 15-25k in Texas satellite towns to initially hold then eventually build class A/B duplexes. 

I always thought that the assumption of mortgage meant that they essentially replace me as the initial party paying off the mortgage and now they pay the monthly payments and have the title.

The debt went away initially (foreshadowing...).Fast forward about 2 months and I get a notice in the mail for 6 months of assessments from before my ownership. 

The city is very open to this setup, with a clear permit process: $500 initially, plus a $100 inspection fee.

BTW I regret having posted the initial question.You don't regret posting it, you regret hearing the feedback.

I know that REIAs also often give tours on a schedule weekend session a few times a year.4) Put together a rehab budget for a project in excel for an example (or actual) house and post in the forums asking for local investor feedback.

In San Joaquin County (CA) it's taking up to 2 months for the court to process an initial filing of the UD action (they do notify the tenant of the action).