I agree, many people lending their own money call themselves private lenders, because it sounds better, but are charging hard money rates.The distinction is very blurry, especially at the local level.

Pressing buttons without understanding of what they actually do can be dangerous.

This is also the type of job where going with the lowest bidder can be dangerous. 

If you buy something below market, you can force appreciation and cash flow right out the gate.I get the feeling your idea of "cashflow" is anything left after paying the mortgage, and that's a dangerous way to operate. 

Relying on income generated by the first few rentals is not only risky, but dangerous.

Even if it's not a legal term it works fine as a distinction of something between STR and traditional true LTR in practice.I'm not sure why you think there's something you have to be "missing" here or what sounds "too good to be true". 

Well, there is a big difference in having an escape clause and believing that purchase agreements are generally non binding on a buyer......my distinction was to make sure You knew the difference, which you do.  

I would not invest in any city on Neighborhood Scouts’ list of the 100 most dangerous US cities.Metro area population greater than 1 million.

Personally, I think it's dangerous for anyone to stick more than 5% of their assets into in any one deal. 

I lived in 3 different neighborhoods, purchasing my first investment property in one and now permanently residing in another on the other side of town.Like others have mentioned (and in my own opinion), SLC and Provo will feel distinctly different and be unique in their own ways.