Provo is a great place and will not likely drop much even in a downturn (I have 2 buy and hold rentals there now) Trying to cash flow any new purchases in Provo is extremely difficult unless you buy condemned property and rehab it all your self (and don't mind still paying $150/sq ft for that) There are to many wanting to pay too much and gamble on appreciation.

I've been listening to the podcasts and reading countless articles from the site, so I am very excited to begin this journey and immersing myself in the BP community. 

So most people will end up dropping term contract.As to believe that invest the difference and that difference would be their self insurance is a gamble.

After being exposed to this site watching my father depend on it's advice and viewing several podcasts and member experiences, I have decided to take the plunge and immerse myself in the wealth of experience this group has to offer. 

Immerse yourself with it and you'll be fine.

As to your comment  Ryan about major markets always seeming to appreciate, I agree but I don't want to gamble on that. 

The ones that do great are buying deeply discounted properties and adding value or gambling on price appreciation in great RE markets that have benefited from the market rebound following the recession.  

I was a renter in Minneapolis for ~ 6 years, the biggest thing for me was location.I would gamble on the Blue Line Light Rail expanions, as it will allow better transport in and out of downtown to those further out.

I also think it would be pretty nerve-racking to take that money with that guaranteed return and gamble it on the uncertain.

Get on the phone and/or visit your local lenders for a face to face and you find yourself immersed in so much financial speak that you need a recorder to take notes.As for the other parts of my "team" contractors are a slow and growing process as is having a very good reliable agent that also understands my criteria ( everyone's different ) and also meshes with my personality.The latter is one that I see is more of a challenge for several in this forum.