Our market is strong for buy and holds, however, inventory is under 1-1.5 months supply in most areas, and it is very competitive.

Look at the insane increase in the Money supply.

It's a supply side problem. 

My next property will be small multi-family and they are in short supply or insanely expensive in SLC. 

That puts the law of supply and demand into overdrive.  

I recently heard a podcast episode on BiggerPockets () that talked about how there is frenzy with real estate buying due to low interest rates coupled by the fact that the mortgage forbearance is restricting supply to the market as potential sellers are holding on.

That's a clear indicator of supply and demand.

I would be the one finding and managing and doing all the work for the property and would like them to supply  the down payment and closing costs.

Trades people are in short supply in some places and they can charge a premium for their services. 

I’ve also enjoyed great returns and findings outside of MKE county; Sheboygan County and the Fox Valley.Some other food for thought, the shortage of supply is nation wide.