I put in as much info as I could gather at the time.

BiggerPockets is here to let everyone learn and become successful without the secretive feelings and high price tags attached.Also, short of doing a deal for someone, you can give them all the info in the world, but that doesn't mean others will have more competition.

Recently caught the REI bug and lenders I've talked to will approve $40K-50K max due to the age of our accounts and lack of activity opening new lines of credit. 

Verifying numbers is pretty straightforward- check tax assessor info for property taxes, get an insurance quote, contact a 3rd party property management company and see what they'd guess as being a realistic rent income, etc.

Other than the kitchen and HVAC age, we're in good shape and we are looking to update the kitchen next year after tax season and our refund check. 

We need more info to offer specific advice...- Where in Utah do you live and work?

I hope others find this post and are able to use this info as well.

but then ignore the following info. 

thank you for the great info

I am sure there are still many emerging market opps, however the emerging markets generally that I see on BP as stated examples are typically far from emerging and or emerged many decades ago so there is a bit of bogus info out there on this emerging market stuff.