You mentioned that you are looking for a SFR investment in Utah. 

Sometimes your risk reward changes substantially with the types of projects you can get into for one vs the other.As some other posters have alluded to, time constraints drive a lot - a light rehab/cosmetic buy and hold is possible for navigating while having a 'regular' job - and certainly managing rentals while working is possible as well.The last one, and I'm surprised no one has mentioned this - is market specific. 

Find 2-5 properties that you know to be 5-16 unit apartments, ideally of various ages, and get their addresses.2.

@Michael Plaks thanks for the mention!

@Sam JurgensonThe one thing I'd really mention is that when we got the FHA offer accepted on the 4plex that I bought this summer, everything was going according to plan until we tried to qualify the FHA financing in escrow.  

Otherwise notice must be posted on the main door of the premises, hand delivered to a person over the age of 16 at the premises, or sent by certified mail.

I don't want to use his name publicly without his permission, so perhaps we can DM each other to confirm if that is the case.Anyways, all of the above comments are spot on, he should be benefiting from the deals but you should also do you own due diligence on everything too.As I mentioned, feel free to send me a message and we can connect that way if you would like. 

As mentioned previously, a hard money lender will not likely lend to you if you are buying a primary home. 

this should be quite easy for you.I deal In philly you would be my go to type of guy.. when I get a letter or call from a philly non licensed wholesaler I don't give it the time of day.. but that's.. me I tried over the years.. but the industry is plagued by beginners who are trying to do as @James Masotti described the very hardest thing to do in real estate.. and like anything sales related.. there are a certain amount that will make it work.. but those folks would make any business work.. the rest they just do what others mention they get whopped up on Hey I am going to wholesale so I can buy and hold.. blow what marketing money they have then just fade away.. seen it for decades.. especially in the foreclosure realm. 

A  few things you mention stand out.In no particular order:You probably know this but FHA loans only require 3.5% down, although you do get a very small .05% break in monthly mortgage insurance for putting down 5%.