IF you do RE there, or would refer someone who does, I'd love to be directed to them.IN addition, do you know of any good property management companies in the Ogden area?

Do you understand what occupant may reasonably do relying on your promise to buy......no you do not nor does any other newbie.

And sellers do rely on offers to buy.  

I have seen NONE that have a potential wholesale profit.Keep in mind that this is specific to CA, but I have investor clients and partners that do RE investment transactions all across the Country.

I might eventually also do RE through a SDIRA too, but currently my opportunities lie within franchise investments.I think I'll want checkbook control, even though the transactions will be infrequent and not extremely time sensitive.

I don't have a regular job & I love to do RE full time.

Those are both great ways to do RE, but some of us have tasted a bit a success without ever using such techniques.

Suspect areas can have more damage to the unit,turnover,non payers,and excessive management fees (sometimes 12%).It's when you have to deal with problem tenants,evictions,repair issues,etc. that it can take up a bunch of your time.The rate you mentioned for management is normal for my area.Investors only see how much PM's make and PM's see it mainly as a thankless job that pays very little.I can't speak for them but this is the consensus I constantly hear.I looked at the model years and years ago and there is no money in it for a massive headache as a broker/agent.At least not what I classify as a needed return to justify it.Make sure if you use a PM company that they do it full time so they will have systems,processes,and experience in place with contacts as well for repairs.You do not have to use their repair people but it is good to have the network there if you want it.Also build in the PM cost when analyzing a rental and offer accordingly.HUGE MISTAKE is not including PM fee and say you will do it yourself.You try for a few months and then get into a nightmare and no longer want to do it.You hire cheapest PM as you did not figure into your numbers and then the problems start happening.Make sure you include immediate capital repairs to get rent ready when buying and set your reserves as well for vacancy (still pay mortgage if not cash purchase)as well as unexpected items that go out.You have to decide what your main investing goal is.People I know that are already wealthy will spend more to have a property in a nicer area with less cash flow but more appreciation long term and use it more for a tax shelter and refi down the road to buy more properties.Others have it for more cash flow and some appreciation to hold long term and others who want to quit their job and eventually do RE full time are looking to take their small amount and get the biggest bang for the buck regardless of how big a headache it is.

Working on nego right now.I pretty much try to treat my buying and selling cars the same way I do RE.

My plans are to keep my job and do RE on the side.