I am not exactly thrilled about the C neighborhood idea, but I will do what I have to to get my foot in the door. 

If you have a 12 unit that is generating positive cash flow, and your bank is telling you they prefer to gamble on a flip... that's silly.

Provo is a great place and will not likely drop much even in a downturn (I have 2 buy and hold rentals there now) Trying to cash flow any new purchases in Provo is extremely difficult unless you buy condemned property and rehab it all your self (and don't mind still paying $150/sq ft for that) There are to many wanting to pay too much and gamble on appreciation.

So most people will end up dropping term contract.As to believe that invest the difference and that difference would be their self insurance is a gamble.

A management company would have to run these properties, which isn't a thrilling idea to me, but would be necessary.

The all cash buying was an exciting adventure and gives you a great thrill and puts you in the drivers seat.  

As to your comment  Ryan about major markets always seeming to appreciate, I agree but I don't want to gamble on that. 

I came across BP by accident and am thrilled to see how much information is available.

The ones that do great are buying deeply discounted properties and adding value or gambling on price appreciation in great RE markets that have benefited from the market rebound following the recession.  

Are you prepared for the thrill of making money using your wits instead of your back?