COC is that same here as it is on the moon, but you are correct...the odds of finding healthy returns in your area are slim...there is a lot to learn and its all relative...my good deal is not necessarily your good deal...I think people that invest for cash flow are playing a fools game because I invest for long-term equity.

With the stricter lending requirements that have been in place and the jobs that are being created (about 3000 per month), we still have healthy fundamentals. 

To your point in most parts of UT there is healthy demand and so rents should not drop.

I can learn about REI and still create a healthy W2!

Significantly reducing that expense through RUBS should an easy way to boost the NOI by a healthy fraction of the gross.

No problem.My question/concern is regarding protecting myself against some future claims related to his health. Is

If the student has a lot of money and a very healthy balance sheet and banking contacts that is as importnant if not more so than knowing the difference between a header and a joist or in what order you build the house in :)

After that, since where I live is one of the wealthiest counties in the country (and no I do not live in one of the wealthy parts), I think my best bets will be to invest outside of my market with the BRRRR strategy, but I am also open to the idea of investing locally at the right price.Anyway, I just wanted to introduce myself & I hope everyone & their families are staying happy & healthy!

Your 500k budget is pretty healthy, you have enough for downpayment and reno if needed.

* A one-week vacation around July, and 2 or 3 weekend-getaways throughout the year to decompress* Keep family healthy throughout the year, however we can, with safe social practices* Stretch goal: buy our first no-cash-whatsoever property (OPM)* Stretch goal: Buy as many good foreclosure deals as possible with other investors, if that's a thing in 2021