You don't want a sports car or a monster truck to show houses, you want a Buick, Camry, reasonable SUV, etc.

I am an adrenaline junky who cant stay away from action sports.

I personally think that real estate is a team sport, and growing our local network can only help us all.

That is my specialty, I work in the sports flooring industry and 99% of gymnasiums wood floors are maple.

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. 

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.

REI is a team sport, I encourage you to focus on your strengths. 

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