If you really hustle and are smarter than the average bear, you may make enough money that you can buy an investment property.

South Utah County and the Eagle Mountain area are where I would be buying and specifically new construction and small cheap single-family homes.

The property manager we work with offers reasonable rates for this service and will take care of inventory management, leasing, maintenance, and overall property management.Always buy a property that would also be a good long-term rental.

Which do you think will be more competitive, buying from wholesalers or your own referrals?

I also like to be set higher than most of my competition because I only buy really cool properties that are sought after.

I wouldn't recommend setting up an LLC out of state if you are buying in Tennessee unless your tax advisor is looking to help you on strategy.. but from a numbers standpoint, it really doesn't make sense when you start adding up on all of the annual LLC reporting fees from different states and then it starts cutting into your cashflow.

Even for investors, this can be beneficial, as they avoid riskier commercial loans that often come with 25-year amortizations, balloon payments, and adjustable rates.Now, don’t get me wrong—buying more units often means more cash flow.

Instead of buying existing properties and rehabbing them, the idea is to partner with a builder who constructs new rental properties, then refinance and rent them out. 

They are known as the Winthrop Factors-The purpose for which the property was initially acquiredThe purpose for which the property was subsequently heldThe extent of improvements made to the propertyThe number and frequency of sales over timeThe extent to which the property has been disposed ofThe nature of the taxpayer’s business, including other activities and assetsThe amount of advertising/promotion, either directly or through a third partyThe listing of the property for sale through a brokerThe purpose of the held property at time of sale; the classification as an investor or dealer is determined on a property-by-property basis.To me intentionally buying a property to renovate it to resell it for profit, twice in the same year, and opened an entity to do it in ....is going to be ordinary income and not capital gains. 

Quote from @Noah Davis: Hi Everyone,I am looking to buy 10 investment properties this year.