Is there another mountain area with much higher cap rates, even out of state but preferably in the upper western US?

Matthew - New Western is a large wholesaler in the Philadelphia area, so not sure if they are looking for more people on their team.

Here in Western NC and greater Asheville we have several thousand people who are suddenly displaced due to Hurricane Helene.

Look into off market properties in your area- whether through Facebook or an investment brokerage like New Western. 

I seem to recall a prior post where you mentioned Grand as your southern border, so what's your western border?

One brokerage i've ran into is New Western.

I'm currently developing a project in Western MA and still looking in Central/Southern VT.  

My name’s Stuart, I’m an agency multifamily lender with Berkadia that finances apartment buildings throughout the Western US with Freddie Mac and Fannie Mae.

Brooklyn, Manhattan and Western Queens are good areas for this and townhouses/ small landlords will probably give you the most opportunity. 

Quote from @Marie Mcfarlin: @Jay Hinrichs funny you mentioned New Western, I spotted a deal with them and the agent immediately wanted me to send earnest without any contract or anything.