I could see the potential in the fix and flip.

Most people don't have a very good imagination and just see the dust and debris.

I’ve had far better luck with on-market deals than wholesale, but I also realize that I’m not on the top of any of the local wholesalers’ lists, so I may not even see the good deals they do occasionally find.

That may be true in many markets, but as an expert in Utah real estate, I can tell you it does not work that way.So much of this is driven by an ability to see the big picture, meaning, if I'm holding this for 10 years, and I know I'll pull out money in a year or two to invest in the next property,it'ss considered a BRRR in my book.  

Please see the picture and let me know your thoughts...

See if you can see the pattern here: tenants that don't respect the homes, constant damage to the homes, evictions, renovations to homes, marketing for better tenants, vacancy, decreased cash flow, desperation... tenants that don't respect the homes, constant damage to the homes, evictions, renovations to homes, marketing for better tenants, vacancy, decreased cash flow, desperation... tenants that don't respect the homes, constant damage to the homes, evictions, renovations to homes, marketing for better tenants, vacancy, decreased cash flow, desperation... tenants that don't respect the homes, constant damage to the homes, evictions, renovations to homes, marketing for better tenants, vacancy, decreased cash flow, desperation...by now, you get the idea. 

Additionally, I recommend listening to the podcasts on this site to see the different strategies people have taken to grow their business.

@Peter Nikic - If you don't mind, I'd love to see the deal. 

Older people are moving into urban areas, younger people are moving into urban areas and the immediate surrounding suburbs.So while pricing is overly high, I also don't see the dynamics of what people want changing, which will keep strong pressures on house pricing. 

I will definitely will be talking to more lenders to see the best offer