My dad had to do that for an asphalt plant they were putting up for his company and the harvester only allowed to take 2 loads a day to the mill because of the abundance of pulp wood and the lack of value, so for him he got it cleared for free and the guy took the wood off his hands no money to either party.

Jonathan, That would depend on a lot of factors, what would the scope of his job be, assuming you have a co. come and cut lawns, snow plow and put calcium down, would he fix clogged toilets, sinks, paint, change light bulbs and or fixtures, maintain the furnace if needed, shovel and salt between contractor, will he answer tenant phone calls and pass it to the PM if it's not in his job description, will he be living there ( that would be part of that persons income). i would think that if you had someone doing most of that and living there you can find someone for somewhere around $15-$20/ hour.

Personally I think incomes would need to rise (probably significantly) to support any further price appreciation in Northern Utah, and with the abundant and young available workforce I am just not seeing it...

Abundance mentality will teach you that all options are available to you.

And I have that abundance mindset that makes it hard for me to worry too much about investor leakage. 

I am a firm believer that the universe (or God) punishes those who lack an abundance mindset and refuse to invest in themselves.In closing, I want to re-emphasize that on top of having a great mentor, what pushed me towards success is always remembering my “why.”

If you come out with the the abundance mindset you'll quickly realize there's enough to go around.

As the 3rd largest city in the US,  We have an abundance of rental stock on the south side that truly cash flows Please feel free to PM me for specifics

If I have a problem parts are abundant and cheap.

I would hope a local would chime in here, but my guess would be given the relative affordability & abundance of land in the majority of Texas (assuming this deal is close to where you live), this project would be a non starter since conversions tend to work best in more expensive areas like the West & Northeast.