With $400,000; you could invest in 4 to 8 syndications - in various areas of the US in various asset class buildings. 1 or 2 in Texas, 1 or 2 in Florida, 1 or 2 in the Carolinas and 1 or 2 in Arizona, Idaho or Utah.

I have learned a lot from listening/watching BP and other Real Estate programs, but I could use some guidance to apply the things I have learned to the Utah market.

Looking for a wonderful, Investor friendly broker in Prvo-Orem UTAH  to recommend?

Buying power is dramatically reduced with higher interest (imagine 3% of $500,000 is $15,000/yr or $1,250/month - now 6% on that same property is $30,000/yr or $2,500/month).Here in Utah, we're watching prices start to come down to match the buying power of people.  

., Illinois, Indiana, Iowa, Kansas, Minnesota, Missouri, Montana, Nevada, North Dakota, Oklahoma, Tennessee, Texas, Utah, and Wisconsin.

Our primary residence in Texas and our vacation/retirement home in Utah.

Maybe you have something like that in Utah?

We currently own  2 single family rental property's in Davis County, Utah.

My family currently lives in utah county and my mortgage is 802.57 a month with taxes and escrow at a 3.75%. 

The only thing you should be aware of here is I would not expect this property to appreciate like a property in major markets of CA, AZ, CO, FL, UT, etc would.