What really helped me overcome the leverage component of investing was opening up a home line of credit (HELOC) on my primary residence to allow me to invest.

You may have purchased a property with all components at the end of their useful life.

Often when you purchase property tenant occupied, it'll come with a lease that is month-to-month so it's in your best interest to get a long term lease signed right away, or decide you want to part ways, do some minor rehab and target a higher rent that aligns with the market.

This also aligns with your goals and I would imagine it's the option you're leaning towards.

In order to get a Home Equity Line of Credit (HELOC) you will need to get a new mortgage product that has a HELOC component (unless your current one was set up with the ability to do that already, but likely it wasn't).  

I'm seeing less competition on properties with a value-add component/issues as the majority of buyers in the Denver market right now seem to be homebuyers moving in from other markets and they're shopping for move-in ready.

A good rate might be a rate that is closely aligned with a market CAP rate in this instance.

Here's the scoop:"Key components of property management (renting and leasing) are considered a real estate activity under existing Florida real estate licensing laws. ...

If there was a rehab component, that I could flip versus rent, maybe, but that is a whole different analysis.

When it comes to the very traditional investment products that fund retirements and pension, yes, fees are not always aligned with performance.