I am confident you can find a good COC return in Utah if you are buying the property as your primary residence (House hacking).

.; how to analyze properties, how to find an investor-friendly agent, how to engage in a strong due diligence process, how to screen tenants, how to manage the property, how to build a network of contractors, plumbers, electricians and other pros, how to manage the book keeping of the property, etc., etc., etc.

If you do things radically and have radical income because of it a lot of buyers won't have the confidence they can do that as well so they won't pay you adequately. 

That way when you lock something up that fits their criteria, you can be fairly confident you can assign the contract to one of your buyers. 

Contact a local broker or myself to learn about lending rates/terms/payment options so you feel confident in your numbers.3) Start making offers on homes based on your pre-approvals. 

Underwriting isn't the most glamorous or lucrative skillset but if you're just starting out, it's (in my opinion) the BEST way to build your knowledge and confidence.

I have studied all of the different real estate investing strategies and valuation methods and feel very confident with my number skills, but struggle immensely with narrowing down markets and the strategy that i should choose.

Im not from the area but to reply to any suggestion…fully maximize the potential of BP and consider adding a picture to the profile, comment and engage and have fun! 

Now, when I do find a place I think is a good investment, I'll be more confident about that decision and have the local help to execute that transaction without relying entirely on, say, an out of state turnkey company to handle everything.

I did not foresee interest rates going up so fast, I’m not confident they will drop again for a really long time (years).