Looking for Owner-Occupant Deal Finding Advice or People

[Peter Petwr]

I live in Tooele, Utah the deals are great for housing in Tooele probably for flipping. Cash-flowing seems a bit harder. Maybe Airbnb?

Basically I'm not having a fun time looking for homes on the MLS the inventory is non-existent and the existing deals get picked up over-priced within a few days and aren't even that great.

Anyone in Tooele, West Valley, Salt Lake, Sugarhouse, Ogden, etc. areas have any tips for finding deals?
Could you educate me on what a good deal looks like in Utah? I feel like I'm analyzing numbers and kneading them till they work. 

Do you contact people by mail, finding distressed buyers would make the most sense, there's plenty of pre-foreclosures.

I'd probably shoot for a BRRRR, most likely a buy and hold for 5 years flip while renting, I'll be living in the property since I only have FHA(3.5% down) / Rural financing (0% down) / Home Ready (3% down) loans

I'm clearly very hesitant about the Utah market because it's so overpriced, but people are still buying so maybe I just don't know something.

Side Note* I was looking for a rundown shabby home in the sugarhouse / U of U area because I rented in that area for a period of time and Google Fiber is honestly amazing and Comcast internet sucks. :)

I use rental property calc for a lot of my calculations should I only care of the IRR if the cash-flow is Negative? or should I only go for positive cash-flowing units.