what criteria are Utah county investors having success with?

[Casey Christensen]

My wife, father and I have been actively looking to get into an investment property in Utah. We have a town house that we rent, and we house hack our current residence. What we really want is something that will give us a couple hundred dollars ($200-$300) a month of cash flow, give us about 9-10% COC return (we are planning on putting 10-15% down), and we want it to be a place in good condition that doesnt require a lot of work. I dont want to plan on having appreciation as part of our strategy, but we are looking in areas that we feel have a good possibility of appreciating in the future. We want to buy and hold the investment for the long-term. We would love to get into a small multi-family property for this, but have also considered finding single family homes with mother-in-law/basement apts.

I am wondering if we are in the ballpark of what is possible to find in Utah or if anyone has any advice for us of what they have found to be successful in this area? I am wondering if in Utah if the COC return I am hoping for with putting 10% down is out of whack? Every time I analyse a property even if I am getting $200+ in CF I am usually around 6-7% COC. So it may be the way I am calculating COC? I am just taking the annual CF/cash outlay (purchase price, down payment, improvement costs, and closing costs) = COC return number. Any advice anyone has for us would be greatly appreciated.