Take the above with a grain of salt and as a mental framework to consider, since I do not know your full situation, personality, or skill sets.

I am a real estate broker in salt lake and also invest in multi unit buy and hold. 

If it were me, and take this with a grain of salt because I'm no veteran, if you can eat a little less cash flow, I would ask less for rent for the possibility of a better quality tenant.

Working on getting our team together....looking for a good RE tax person in the Salt Lake City, UT area.

That may be the case, I don't know your market well so I would take that with the grain of salt I intend it to have.

I once had a tenant who thought using cups of Epsom salt for every bath was a good idea.....Lets just say....It wasn't...

Add in the fact that this is a non-conforming (i.e. weird) property and you've got a lot of reasons to walk away.I'm a very conservative buyer, so take this all with a grain of salt... but one thing I always try to stop myself from doing (it happens all the time) is HOPING a deal works when it's not really a deal.

I am by no means an expert and certainly take my advice with a grain of salt, but I think its vitally important to have a clean financial house before you start looking at others.You have debt, you might have IRS issues, and your credit score is in the garbage bin.

Every single list will include: Dallas, Austin, San Antonio, Houston, Salt Lake City, Raleigh-Durham-Charlotte, Colorado and cities in Florida. 

Hey @James Hughes, Ya so my first deal in Memphis was when I was buying out of state (currently I was living in Salt Lake city Utah). it was in 2016.