There is a smell of coconut sun tan lotion and sea salt in the air.

I'm a new investor in the utah county area, I have been doing the calculations for numerous deals Provo,Orem,Springville,Payson,Eagle Mountain, Salt lake, American Fork, Lehi etc. and I have put in 8 offers in on properties in the last 2 weeks on multi families to single family homes and condos and all have been swept out from underneath me because I am only able to house hack these properties so I can only put down the 3.5% and I get the deal taken from me from other investors that are putting 20% down and paying over asking price for all properties.

i'm looking at flip opportunities here a lot now, and, at distressed pricing, you're seeing so much termite and rot damage, aged and salt water affected plumbing and electrical that it's a tear down.  

Our investment homes and flip projects are mostly in Salt Lake, where the market is much more expensive, but predictable and stable.

Again, my sample size is small, so take it for the grain of salt that it is.

First of all, these pitbull owners are speaking anecdotally so take all that with a grain of salt.

I'm an advocate for the "scarier" parts of Vegas so take my advice with a grain of salt. 

It would be difficult to get a property that will cash flow the amount of your truck payment.Just my opinion...grain of salt!

So take what I say less than a grain of salt.

Think SALT Taxes and also the 199A Business Income deduction.Then changes to Tenant-Landlord laws.Then Economics of your locality and State, which is probably the one area that will really impact your profits.