“A” neighborhoods have few rentals and high price to rent ratios so they are difficult to achieve double digit ROIs in these neighborhoods but they are great for flipping because your rehab leverages the value of the house- you get more value than you put in because you can bring that house out of the investor pool and into the retail market where people pay extra because you put in the granite counters and higher end appliances.

Also, we've had double digit value increases the last several years and the trend looks like it will continue, albeit at a slower clip.Happy to help!

I'm hoping to buy some ready plans (in digital CAD format preferred) from someone and I can then modify and adjust these plans to my land and avoid paying the $1+ a square ft that I'm being quoted for a new set.

I have modeled out the cash flows / total return  and using very conservative assumptions, if you take into account the amortization, you will generate a high single digit, tax free return initially (perhaps much greater as rents/ property values increase - over time) ... this to me is a much more appealing place for a portion of my money than stocks or bonds at this point. - Any thoughts you may have would be appreciated ...Also does anyone have thoughts on adjacent markets in the area - or across the country that have better returns? 

In this day and age with technology there is not reason you should not be able to keep a digital copy of those old records and include them with the new ones.

There have been double digit increases in a lot of Utah markets this spring.  

Ask at the REIA they will be there but if not reach out to me and I will go through my rolodex (guess its been a while since I been in there, lol) Keep meaning to make the old ones digital and havent gotten there.

. , thanks for the encouragement; I'm sure you're right considering you are taking on something far more management intensive remotely.Joel Owens - I've been seeing so little in the way of inventory for multi-family (at least in the areas that I would be comfortable with), and the cap rates have been dwindling down to single digits.

Digital keys, Nests, etc? 

Most people should have online application where you can do everything digitally and don't need to go into the bank.