After realizing the market is essentially gambling, I started looking to real estate as I love the idea of having my money in something physical and real. 

Any real estate activity you are involved in creates a certain level of liability for your broker even if it is across the border.

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.

I do live near Elk Grove just bordering Sacramento so if there is any other groups that can be advised I will gladly take it.  

I'm very familiar with the US markets, but could really use some help from north of the border.

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.

My question would be don't you think this is risky from across the border, or did you plan to move there?

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

steve,all of our properties are rentals. check our my website too.this particular one is in Garden city, michigan. borders Wesland, close to livonia.