I don't have much cash to put down for a property and don't have anyone to rely on to borrow capital.

You could reach out to a few Property Managers in Salt Lake City to see if any of them would be able to give you advice for the area, as they would be familiar with the region and what to expect from the investment! 

It was close to home and near the university.

Due to the size of your portfolio you might outgrow it, but I find it to do most everything I require.

We have told my ex-wife that we are willing to let her stay in the house for a time but she needs to pay rent.

Quote from @Dan Mcguire: One reason not to invest, is not to lose money.

I believe your loan could get called if you transfer ownership to an LLC without consent of the lender, especially a brand new LLC that does not have two years of tax returns.

If the desired zoning is next to your property, it is easier to get rezoned. 

In order to defer all tax you must purchase at least as much as your net sale ($500K ish). 

Welcome to the forum.