You don't get to be picky and only look at homes built newer than 1960 like you can in other regions. 

@Paul ColemanI would also be careful chasing depreciation and make sure it’s a sound investment.I believe in the applewood foreclosures the investors got bonus depreciation then lost their entire investment then guess what happened, they got the double whammy of having to pay back that depreciation so not only did they lose their entire investment but they had to cut Uncle Sam a big fat check

While I understand I could lever up, for various reasons I don't feel that is appropriate.The accounting work I can in theory do myself as I know how to do it, but for the first year I've had an accountant do it so I can just make sure I'm looking at it the right way.On legal, in Utah you can use Series LLC's, so once I set up an LLC there aren't a lot more legal costs that I can see.

Some give me the 30 year analysis on a single property which I suppose i could aggregate and get an answer but it's sloppy, or I found one in the FilePlace that runs out over multiple years for multiple properties which was great, except it excludes the BRRRR idea and and rehab costs.So I'm turning to the community in hopes that somebody can in turn point me to a nifty tool or make a suggestion that I haven't thought of to arrive at an answer.

I am a fan of buying as many as one can in all areas  and holding .

On the plus side, it eventually enabled us to get a FAT HELOC which we used for other investments.  

@Joshua Raikin make a trip there, meet up with your agent, and go see as many properties as you can in a couple of days.

As many others have said I would focus on learning everything you can in the next few years while you get your life in a position where buying is a good option.Rent-hacking is another option that can help you learn the ropes of being a landlord and getting comfortable with renting out rooms to others while you rent yourself.

Do what you can in the 3 days.

Along with that though, go to any and every real estate/ business meetup you can in your area.