If you’re in the north do you have a snow removal and sand/salt procedure for snow and ice?  

I have yet to get my first fix and flip under my belt so take what I say with a grain of salt.

If you use that method you'll still have a downpayment on the typically lower purchase price.I actually like multifamily outside of salt lake county more as well.

Last I checked, both america first credit union and golden west credit union would do HELOCs on rental properties in Salt Lake City.   ...of course, whether using a HELOC to buy a new property is a good idea or not is an entirely different discussion--it depends on many factors (e.g.; your current financial position, the deal, projected cashflow on the new property, your existing portfolio, your goals, what percentage of your overall net worth and cashflow this deal would consume, etc., etc.)...as others have mentioned, it's very easy to become over leveraged and find yourself in hot water--so you'll want to use very conservative financial models, and have some experts check your models for errors/omissions before moving forward... 

With only 14 miles between the mountains and the Great Salt Lake the land is limited and values have no where to go but up!

I look at several deals every week and really good brokers will say what the cap rate is based on (typically seller's trailing 12 or projected year 1), but even that needs to be taken with a grain of salt.

Just my opinion, so please take this with a grain of salt:  I'm not a fan at all of 401k's and real estate is my far preferred vehicle.

So please take anything I say with a grain of salt. 

I am reaching out to you seeking your valued expertise and insights on a unique property challenge that I am currently facing in Salt Lake City, Riverside County.The entire 20-acre property has undergone a significant transformation and is now entirely submerged in water, with the distance from the submerged area to the shore spanning approximately 20,000 feet.In light of the unprecedented challenge presented by the property's current state, recent assessments have indicated a compelling value proposition.

So take my input with a grain of salt.