I've been a member of GAREIA for about a year and it's been fantastic - lot of people in that group that are experienced and excited to help the next gen investors.https://gareia.com/Feel free to PM me or reach out to contact info in bio - would be happy to help however I can! 

Check out this recent rental report from Zumper ranking cities in the US with the highest rents. https://www.zumper.com/blog/rental-price-data/ Welcome to BP - do you work exclusively with investors as a broker or is it just a good portion of your clientele?  

Although William Silva ghosted me for over one month, as soon as BofA contacted his bank, he blew up my phone with nasty phone calls and texts.

If there's a hole, it may be a red flag.b) sensitivity analysis: I examine all the assumptions, and make sure I can live with the worst case scenarios.c) "Stall and see": if they are getting money over multiple years, and there is no penalty for investing later, I would usually wait so I get some real performance data, versus having to look at theoretical pro forma information.d) Recession stress test: I will not invest in anything, until I subject it to recession level stress and see if I can live with the result.

Apply for a dimensional variance on the vacant lot to allow a smaller lot and/or setback so it can be built upon.Your best first steps are to sketch a plan, possibly with an engineer's help, then contact the zoning department to discuss your idea with them to get informal feedback on your liklihood of success before you spend a lot of money.

And some these syndicators are great presenters with lots of data and great promises. 

A small fourplex and a 2-3 month transition of getting clients used to the new owner, handyman contacts, and such. 

I will just say there is great vlaue in starting out in an area where you have contacts and resources (Provo) as long as you can find a cash flow deal.

One was taken over by some squatters causing problems for the neighbors and the police were contacted who contacted the lender.

A few years ago there were a lot of get rich quick types, and I still get contacted by people who think they can buy 2 houses and retire on the cashflow.