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.

Russell BrazilAfter reading all the comments here I can tell that most took my discussion very personally.I did not mean to offend you guys or make you so defensive  or feel bad.

When I plug in a 15 year loan I can still get a 15.6% CoC by self-managing the property, and without adjusting my interest rate which I would imagine would be slightly lower on a 15 year?

@Ryan Moore Why not self-manage?

You need to ask your self if your ok with a more high maintenance investment.

Hi Dan,Are you using checkbook IRA LLC or just self-directed ?

With all of the odds totally against me I still managed to be hopeful and create a vision for my self.

I am interested in doing a cashout refinance on a 147 unit self storage facility in Cleburne, Texas but local banks will only refi current loan amount. 

I've gotten some really dumb financial advice from money managers, and every time I've hired one I've outperformed him/her w/ the portion of the portfolio I held back to self-manage.    

A short sale should not take more than 60 days and can be don in as little as 30 days, all you have to do is constantly follow up call the bank 3 times a week. but if you are not handling it your self as an agent  then you are at the whim of some one else who is handling it.