Maybe it's the market, maybe you're in it too deep or maybe there's something major like code issues you missed.

Move on out: There is an old saying in real estate for first time home buyers: drive until you qualify.

For the last three properties I sold they were selling in one day and buyers were offering $20k to $50k more than my asking price I sold all my homes in Las Vegas and one of the reasons I sold was because the HOA's were driving me crazy with their monthly fees, complaints and fines.If you are into Bnb then sell, but it seems like a high percent if cities are banning them, or putting restrictions on them to make operating them difficult and expensive.

A different approach is placing a “tester” ad on Craigslist (posting a fictitious sf rental deal to see if the specs you choose can drive contact) and when receiving calls about this property you simply say “It is no longer available, however, would you like to be added to my investor list to know about the next one?”

It's my personal belief that those who are just now catching wind about how great Denver is will continue to drive the Denver housing market higher and higher.

My analogy roots from the stock market and goes like this; Some of the wealthiest investors don't pay attention to what the market is doing they do something called dollar-cost averaging where no matter what they buy a certain amount of stock, bond, ETF. 

I have depended on the rental income so am a bit nervous going back into deep debt, but the rent will still cover the new mortgage with $400 left over (per the bigger pockets calculator and assuming the loan will also cover some capex).

If not look at areas that are still 5-10 away from getting better such as the Eastside or deep in the westside. 2) Maybe check out how SB is responding to SB9/10 and find a property that would benefit from that(perhaps on the 154 with more space).3) Start talking to neighbors of friends who may know of an older couple that is looking to retire soon and offer a make them move price.

I don’t want to pigeonhole myself but I suppose ideally within a 5-6 hour drive from the middle of Atlanta (where I am currently) would be best.

If you have the passion and the drive that will show and other will want to work with you.