I would also mention that once you have invested in Utah, I recommend the Utah Rental Housing Association as a resource.

Off-Market: I was working for a storage facility and the owner needed help removing his stuff because he was moving How did you finance this deal?

Detached HousesWhen in doubt, consider the tried-and-true detached single-family house.

Does this mean the realtor does not have exclusive rights to sell the property and the owner is probably advertising the same property on one of those by owner sites?

The best example of that--and one every small business owner should consider--is a self-rental grouping from Reg.

I have a property that I could sell for somewhere around 400 K with owner financing.

I have had sellers agreed to owner financing as well as sellers to take steep discounts, as well as sign a purchase and sales agreement with me on the spot. 

The loan is with you, not with your tenant, so none of that means anything to them - in fact because you live in one unit and it's under 4, if you were self-managing you don't even have to abide by fair housing laws (at least on the federal level). 

I have my primary property which is a single-family house that I house hack.

Anyone in NWA looking to house hack a 4plex?