Hello @Sam Sharata, at your convenience check out Federal Grant Opportunities - Reconnecting America and Community Revitalization Incentives.

That is convenient they're referring to this section and perhaps there is more detail that you did not include but it already smells funny. 

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. 

KW not allowing it and just a convenient way for them to play the heavy while still letting your realtor look like the good guy.  

I've heard/read that when doing a sandwich lease option is convenient to do only one contract with the seller/owner (lease with option to purchase) and two separate contracts with the tenant/buyer (lease option AND option to purchase) maybe?

Conversely, I don't want to sacrifice making a prudent financial decision for purposes of geographical convenience. 

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.

Even if I buy only one and never rent out I am still not loosing anywhere near as if I rented just for the convenience of not having to do a few things a year like pay the property taxes, utilities, insurance, etc.

It truly is a business and it should be separated as such, but sometimes the convenience of a good handyman is hard to ignore.