if you want Zero risk then park in your brokerage account and buy USFR, a wisdom tree ETF, pays 5.39% interest, holds 8 week UT treasury floating rate notes only, so you don't need to worry about FDIC or SPIC insurance as only way US govt doesn't pay is if we get nuked, then you won't much care about Yieldif you ok with mild risk, I put my emergency funds cash into a group of different BDCs i like, these are business development companies (mini-banks) that make loans to small to medium size companies.

Is it more that you are hands-on with your UT property since you self-manage?   

Post mark UTAH...

Josh Jackson St George, UT / Jackson County MO

Quote from @Ryan Davies: Most work this way: Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 we charge $2,500 minimum)Max Loan: 65%-70% of After Repair Value(ARV) 100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 WeeksWe have private lending partners throughout the entire United States that cover the following states: AL, AZ, AR, CA, CO, CT, DE, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, OH, OK, OR, PA, RI, TN, TX, UT, VA, WA, WV, WI, WY.

FYI: It's illegal in UT for Title Companies to give you lists of information that they received from a third party.

@Guy GimenezPeople at BP are positioning themselves as experts at  something whether it's turnkey properties experts or some other field of real estate investing and many are poorly trained in agency regulationsThere are people that hate regulations such as getting licensed so they look at ways to cut cornersThere is this new trend of "co wholesaling" where some people have buyers and some people have properties and they split dealsThere's these courses of people doing virtual Wholesaling and having these dreams of hitting a few keys on the keyboard and going surfing everydayWell,  if you learn your trade and get licensed and have a listing presentation with homesellers and give them options to list it or sell it on terms and you make either a commission or you buy it on terms or cash, as long as you're  licensed in most states you can act as a principal, there's no fiduciary duty when you're acting as a principalI think there's some people on BiggerPockets that think that if they get licensed, their hands are tied and they can't do certain things that wholesalers can doI've heard "ad nauseum" about this "held to a higher standard" stuffThe best advice I ever got was from my attorney in California and he said "if you get license in the state of California, the state allows you to actually write contracts like a real estate attorney on the kitchen table"There are some states like New Mexico and Utah perhaps that are not enforced as much as California in the west but most of the East Coast states especially New Jersey and Virginia and Maryland and Massachusetts and New York, they will come after you like a son of a ***** if you're not licensed and you're doing realtor activitiesGet your friggin license and act as a principal, end of story.

Utah is expensive. 

BLOC FL, CO, OH, UT, IDLafayette Ambassador BankMerchants Bank MN See Pavel UshakovMid-Hudson Valley FCUMountain America CU Utah, ID, MT, NV, AZ, NM. 85% LTV, promo rate of 1.99%.

I started investing in Memphis when I lived there (about 12 years ago) and now invest from Utah.