Hello Alok,Healthy networking and prosperous investing to you.

It helps to frame a healthy conversation.   

Sounds like a healthy number if you are unaware of the separate Reserve Funding needs.

With the stricter lending requirements that have been in place and the jobs that are being created (about 3000 per month), we still have healthy fundamentals. 

To your point in most parts of UT there is healthy demand and so rents should not drop.

I can learn about REI and still create a healthy W2!

Significantly reducing that expense through RUBS should an easy way to boost the NOI by a healthy fraction of the gross.

Here's a healthy discussion of Pace Morby specifically.https://www.biggerpockets.com/forums/79/topics/1001612-pace-morby-mentorship

COC is that same here as it is on the moon, but you are correct...the odds of finding healthy returns in your area are slim...there is a lot to learn and its all relative...my good deal is not necessarily your good deal...I think people that invest for cash flow are playing a fools game because I invest for long-term equity.