Keep working, saving money, and buy the best asset that your budget allows.

As for financing should I do conv /fha ?  

Quote from @Katie Holmes: I personally invest in Tulsa and love it! 

Going to do another? 

Otherwise, you could network with a local Realtor to your area and see how many duplexes sell per year within your acceptable driving radius.

I tell people this is the worst time to do a subdivision.  

When do interest rates change? 

Could help you save some serious $$ if buying and selling there and can also get you access to their MLS systems.

Not sure how available that price point is in CS or SLC.

Wrapping 3 properties into one blanket loan shouldn't be a problem, save these are sitting on any sizeable acreage.You might get lucky and find a unicorn local bank or credit union that would consider that kind of leverage, but I would say overall, those terms are very unrealistic.Cheers!