If you can't find it but you know it is a good deal you can wholesale it to another investor like me.As for you rental concerns: Yes Utah is a hot market and more on the expensive side to get started especially where a duplex can be 400k+. 

Tukwila, Des Moines, Kent, Maple Valley and White Center are all great options if you are looking to buy or rent.I understand your concern about a market correction!

That's what has caused the turnkey bandwagon.

I have a LLC and business account so that's not a concern of mines.His assistant stated they do not give 100% financing so that is why they require that amount, to cover the rest of what they will not finance.

The market is probably not going to do too well with the volcano eruptions...no...not for the lava threat...but the volcanic ash-smoke and earth quakes (which can cause damage too).My guesses with regard to the market on the Big Island.

The "rush" concerned me.

I really appreciate it.I love the house hack idea and FHA at 3.5%.I will talk to my lender about the FHA.My concern about the house hack is that I won't be able to refi if I'm not working?

The cause of the damage was very strange water problems that affected 3 floors of a condo.

I've heard warnings from Multiple Attorneys about bad practices (co-mingling funds with your personal accounts for example) causing courts to break the veil of the LLC and allow personal lawsuits.  

cause by my calculations that's 16% on the $32k I came out of pocket. plus the repair costs... another $10k (let's not count that for now)