But I'm curious if others disagree.

While that is true about many new student apartments going up in Tally, the market isn't flooded with rental supply - I respectfully disagree and I think that's a simple way of looking at it.

I’m happy to announce that after a LONG 2.5 year process, as of July 25th, I passed my 2nd NRC Exam in my long career in nuclear power.So here’s my story in purchasing my first duplex…Around June or July 2015 I was trying to figure out how to buy a property outside of my SDIRA to increase my personal income.

I disagree with your underlying assumptions.

I disagree with @Thomas Franklin "Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC

I respectfully disagree with some of your assumptions.

But I thought the whole reason for inspection period, even if the contract is “as is” is to examine if everything is up to par during the inspection. 

I disagree that you are either new or a poor investor.  

If you disagree about ARV, provide some comps - not just your gut feeling.  

I'm sure many will disagree with me because of the high prices of real estate right now, but you can't go wrong in Denver.