I wasn't trying to insult, offend or attack you in any way and my apologies if you felt that way. 

Without knowing more about where you are/where you want to be going, my best advice for you is to spend some time learning as much as possible from many sources to better hone in your particular attack plan.

I may need to use services from someone like Scott, but personally don't prefer the attack dog approach that he takes.

DSCR requires 20% down and Portfolio only requires 15% even up to 4 units.An alternate way to attack this would be to buy using FHA or Fannie Mae and refinance the loan in 6 months converting it into a rental. 

He fatally shot three people and wounded one at UNLV, mailing mysterious letters to university personnel before the attack.

:) Again: no ego here, and not meant to be an attack to your reply at all.

I am NOT attacking you.

I plan to spend this next year learning as much as I can and creating my plan of attack so I can begin building up my portfolio.

My next plan of attack is finding wholesalers.What are your preferred methods of finding properties in Utah?

However, no solicitation or advertising is allowed, the sponsor must have a pre existing relationship with the investor, the offering is subject to attack by the SEC, the offering may not be exempt from state registration, and without a properly drawn PPM the sponsor loses his statutory defense in a civil lawsuit.If you have two lifelong friends that want to passively invest with you in a real estate deal, then you are probably okay relying on the general exemption for private offerings.