Investment**: In light of the recent increase in interest rates, it's essential to recognize that one might need to invest more upfront to ensure consistent cash flow for any property.

@Ryan Elam I applaud you for (a) recognizing your problem (b) owning it (c) taking swift action to get informed. 

If you consistently analyze properties, it will be much easier to recognize a good deal when it shows up.

Id like to be able to better recognize "good" deals to buy and hold, good markets in utah.

I recognize that conditions are going to potentially be different from block to block, I'm just looking for general perceptions. 

Therefore, I'll run these numbers as if I live there for 2 years.Appreciation Gains (using 3%): $30,450Loan Paydown: $11,074Tax Benefits: $0 (no cash flow)Rent Avoidance: $10,080Total Net Worth Increase: $51,604Down payment of 3.5%: $18,025Closing Costs: $12,000My total capital investment would be: $30,025Simple interest rate of return: 85.9%/yearI recognize that I didn't set anything aside for maintenance, capex reserves, etc. but that was a fun exercise.

Is there a mindset or specific knowledge that would make it easier to recognize / find  a creative finance opportunity? 

I recognize you as a leader in this market and hoping you might assist me in finding the right investment property.Please let me know if you are willing to work with me and help me find right investment in area of my interest.Sincerely,--------------------------------------------------------------------

As far as Electric, I definitely recognize it is hard work, and my electrician does not say it's easy work, I'm just saying conceptually we're not reinventing the wheel - add meters, run wires.

Legal entities are formed by State, so if its not recognized by the State you won't have any legal standing.Generally, the only reason to form an out of State LLC is because the property is located there or you are looking for anonymity.