Traditional multifamily units are not as common here as in other areas of the country so that makes the market very competitive.

PPC runs 50-200 dollars a lead, depending on specific market and level of competition. it's roughly 1 in 20 leads turns to a conversion or about 5%. so on the high end 4000 a conversion low end 1000 a conversion. this is backed up by text and email. so i build them all in for cost. this doesn't not include any overhead just the marketing. 

That way the people touring it are searching in their criteria for a 2 bedroom and my unit is larger / better layout than that competition.

The CLT market is super-competitive right now so deals are scarce, but don’t let the itch to get into the action push you into a deal that you already know is high risk/low return.  

In a competitive situation it sounds like your offer may have been looked at differently so while speed was definitely a key to your success, being able to move on the deal at all was the crucial part in my mind.  

The only problem is, in both Provo and Orem, there is a law that says only 3 people or 1 family can live in a single family home and I was hoping to move in 4-6 people into a SFH after rehabbing and refinancing (BRRRR method) to be able to maximize how much money I could bring in while keeping costs competitive.

It makes for less competition, and if you can tolerate the risk there is a lot of times a reward on the other end!

The park is in a unique location in town on the busiest street across the street from a main city park, shopping, Walmart, etc while the competition is a drive away.

Global warming? 

I thought I would retire earlier than him, and clearly he is on pace to retire way ahead of me (I'm very competitive).