I will be a happy man if you negotiate this down :) Finally I have $100 per month (average) in expenses for monthly salt water treatment of the well and pumping out septic every 3 years.

If it snows overnight and stops, no big deal, it should be a one time plow and salt charge.  

., I take THEIR projected IRR with a grain of salt.

It is fairly close to the Salt lake International airport, schools and the downtown Salt lake area. 

I take them with a grain of salt because it's likely some were evicted or otherwise caused problems, but even if the PM company is totally innocent I'm concerned prospective tenants will Google them too and not want to rent from me. 

Brand new to the community and I feel the best way for me to succeed is to find a local mentor to help guide me through the stepsI’m seeking a mentor in the Salt Lake City, UT area who would be willing to meet up with my next week and spend an hour of their time helping me get my feet wet.

The areas I'm most interested in are Salt Lake City/SLC, San Antonio, and Orlando markets.

Obviously take this with a grain of salt (or liquor or whatever) but you can build, or re-build, at LOT of house for $175K.  

Take my thoughts with a huge grain of salt because we got burned our by our first one.

I have NO idea, so take this with a grain of salt.