Utah Realtor Saying Impossible to Find Deals @ 20% off Market

[David Healey]

My wife and I are going to move our family (three kids) into a fourplex in Utah in the next few months. We've read Brandon Turner's books which say that in order to get a good deal we should be putting in offers at 20%-40% off the market value, shoot for 10% forced appreciation in the first year, and settle for no less than $200/unit Cash Flow. 

We have spoken with a couple realtors in Utah who tell me that this criteria is absolutely impossible. I realize that in order to find these great deals we'll have to put in several (40+) offers per year. Is it realistic to expect realtors to put in this many offers to help us find these great deals? Anyone in Utah finding these deals? If so, did you use a realtor?