Davis County is slightly cheaper than Utah County and likely has better growth, I would say this area is best area to target.Fix and Flip Opportunities:The current market is not great for fixing and flipping 4plexs and Duplex's in Utah, On all of me and my investors recent purchases, the ARV is not great and I think that caprates uncompressing is hurting this type of strategy as well.

The better question is, what type of market can I invest in and use my advantages (location, relationships) to maximize my effectiveness. 

Its a very strange situation, I see lake fronts charging 400-500 in the summer which is understandable so I as well as the others in the area without it charge $190-250.Now like I said many of the one bedrooms in the area are not up to the standard that mine is and have bad occupancy at $140 a night in the slow season but I did find a property which is farther off the water and a few neighborhoods over that charged $275 a night and is pretty packed but no better than the $140 ones. 

You can also have to scale higher as he performs better or do a certain dollar amount after a milestone is reached.

Lastly, I think there are better locations with better accessibility, infrastructure and services.

What would be the better choice on doing a flip or a rehab for a rental a heloc or hard money loan?

Well damn, clearly I need better guidance on tax planning... what are some ways to tap into those losses aside from selling?

Los Angeles market for house hacking.Is it generally better to buy a duplex for house hacking in a better area, for example, Silver Lake, but pay a bigger down payment(20%-25%) for a move in ready home or buy a fixer upper duplex in West Adams and pay minimum downpayment 3.5-5% and spend the rest on renovation to gain forced appreciation.

Some areas are better than others but overall it's a solid area for rentals / BRRRR's. 

Lenders are still unfortunately tend to be very conservative on the rent-by-room (SRO) type arrangements still - its an area that really could use some better understanding out there but just be careful with expectations because a lot of the treatment of these properties (even if nothing like a old-fashioned "boarding house") can be tough