My biggest concern is protecting myself, if someone decides to "trip and fall". 

This included changing over a few HVAC grates that had been broken by wild animals, cleaning out debris and yard waste from the backyard, installing a new bathroom fan, etc.The biggest surprise continues to be the loan that I took - not only did I have to pay for a rehab consultant to oversee the project on behalf of the lender (he cost me $850 on the first inspection, and $375 more PER draw after that.

Should I use Spectrum and have cable/internet/phone?

Biggest downfall of this property is that it is in the flood zone!

If you have no landlord experience, a MF investment-only can be a lot to take on and understand on the fly and the biggest mistake is usually either bad choice of tenants or lack of reserves.

I usually try to figure out what the biggest ticket items are.

Install the BIGGEST sign you can on the property for now.

But the reserves is the biggest thing because anytime there is turnover money is going to be spent and less money is going to be coming in.

I got a solid contract off the internet and used fidelity national tile on rainbow, they too were awesome. 

Do you contact people by mail, finding distressed buyers would make the most sense, there's plenty of pre-foreclosures.I'd probably shoot for a BRRRR, most likely a buy and hold for 5 years flip while renting, I'll be living in the property since I only have FHA(3.5% down) / Rural financing (0% down) / Home Ready (3% down) loans I'm clearly very hesitant about the Utah market because it's so overpriced, but people are still buying so maybe I just don't know something.Side Note* I was looking for a rundown shabby home in the sugarhouse / U of U area because I rented in that area for a period of time and Google Fiber is honestly amazing and Comcast internet sucks. :)I use rental property calc for a lot of my calculations should I only care of the IRR if the cash-flow is Negative?