Realtor says the house was appraised for 150k and the owners are sticking to it and are “not interested in a low ball offer” Houses in the area consistently go for 200-215k Is this even worth me going to see???

My wife and I both have 800+ credit scores (thanks Dave Ramsey).  No debt besides a mortgage for less than 50% of our $300+K primary residence.  (Thank again Dave)  $90K combined income.  Recently caught the REI bug a...

I tend to think Denver will continue to go up and it might make sense to hold it, but all the advice is buy low, sell high and it seems like you are in that position.

You'll have to do a lot of digging because the low-hanging fruit has, mostly, been plucked. 

Every seller claims to have "great rental history" and "low vacancy rates"  but I am wondering if this is true in an area with a declining population and what seems to be a saturation of multi units on the market.. 

You can consider wholesaling or use it to partner with another investor or two although that amount might be too low for some.

Worst case scenario, how low would rent get?

You've a great low interest mortgage that you can take advantage of. 

Much had to do with a rash of established owner deaths, compounded by foreclosures piling on the "low" end, but more "normal" sales at the higher end the past year, most recent listing are right where I hope to be. 

I saw somewhere to use 2% for the future assumptions which I don't know if those might be high or low or if it is a good number to use.