I think you'll find that the long term numbers will favor: another one!

If you are just getting started in real estate and you have a deal or are working to get one but just don't know what to do with it or how to go about it, let me return a favor and walk you through it like a great man did for me a couple years ago. 

Realtor works in your favor as they have a duty to serve you.Wholesaler is looking out for himself and their pocket.

There's also a per diem charge that's one-sided (in the bank's favor of course).

Go for a four-plex, hand's down.Here's why:With interest rates at an all time low, you want to use the favorable owner-occupant loan terms to lock in a fixed rate mortgage on the biggest asset you can affordAs far as appreciation, there is not much difference between 4-plexes and duplexesYou will get the most experience landlordingMost loans (including FHA) will allow you to use income from the property toward your debt-to-income ratio, further increasing your purchasing power if necessary.You will spread risk among a greater number of units, so you will always have income even during vacanciesMulti-units are less vulnerable to the vagaries of the market and won't be as volatile in down markets (they also don't appreciate like single family's) The problems with the other options:Duplexes are also a great start, but you can afford more.  

As a state UT is business friendly and geography is in favor of SLC.

Make sure the deal is CLEARLY in your favor.

In addition when you help investors repeatedly you learn a lot from them and when you make them money they usually like to return the favor.

Hey Gang,I just pulled in a favor from a realtor who I am probably on the verge if irritating.

While the numbers look favorable for real estate both in the coming years and into the distant future in terms of net population influx, job growth, and housing starts, the other HALF of the equation is the overwhelming anecdotal interaction I have.Of the many, many new people that I met here in Denver over the past year, hundreds or maybe even thousands are recent transplants.