During the great recession, rents didn't dip (although they stopped increasing for a couple years)- I've had tenants move in from other states, including Utah (for education), Arizona (electrician), Texas (spacex engineer), Missouri (pursue a dream of doing makeup/hair in hollywood, which she succeeded in), although most are moving locally in state. 

I am not sure how building is in other markets, but certain subdivisions in Cedar City Utah are prone to major settling. 

@Brad Jacobson Are you guys focused on properties in UT alone, or other states as well?

Lots of markets look great on paper and generally speaking the REI market is a reasonably free one such that rewards are balanced pretty well with the risk profile of that market.For sure you should consider proximity, job & migration patterns, "landlord friendliness" of the local laws et al when choosing a target market, but to rip off David Greene's point: just about any RE market works if the investor has a solid roster of business partners in their Core Four.If you want cash flow, go to the MidwestIf you want appreciation potential, go where the population & rental growth numbers look strongIf you want a market where you can be there in a day if there's an emergency, limit your search to California, Nevada, Arizona & SW Utah

@Jonathan HulenIn Utah, AFCU does 80% LTV on NOO.

I'd speculate: Texas, Colorado, Arizona, and Utah. 

The $25M settlement years after the 'University' shut its doors also speaks volumes.Indications are that the programs were a sham similar to some currently delivered by some gurus who convince people to go into debt for programs that don't deliver true learning or skills.Hi Karen,You can spin it anyway that makes you comfortable, but the facts (without the media spin) of why it was shut down are clear.As to the guru end of it, there was an in-field adjunct program sold through seminars (I think through an outfit in Utah that does these kind of things), that like any another product, if you have the money you could buy in and participate.

Here in California, We are the same without however leaves to AZ, TX, UT, ect....

As of today, I'm still planning on out of state because of the prices here in Utah.

She also bought in St George, UT.