I'm looking for suggestions about which types of tenants I might target, beyond a typical family, for this situation.

Higher ROIs are typically  in tougher areas (say Gary).

Typical procrastinator.

Irony of ironies that folks using hard money loans are paying for their own possible foreclosure, but this is also the reason that frequent repeat customers of a hard money lender typically pay less in points as the relationship progresses.

I’m leaning towards wholesaling to start out but I’ve heard that’s difficult in Utah but also possible.

I was against it too when we first started out 32 years ago and now it provides a great cushion for any lean months)

Based on my income + about 70k in savings from selling non-performing properties i have been debating a few ways of going...I have been keeping an eye on MLS listings since i still hold my real estate license for the past few months and Craigslist for cash deals, but i feel the prices are just terrible right now on your typical 3/2 rental properties...Option 1: Should i keep looking for 3/2, 4/2+ under 150k deals for rentals in hopes of something popping up?

At least by being up front from the beginning, you can all save time.As for us, we use the typical formula of 75% ARV minus rehab costs.

Likely leaning on funding deals with a HELOC on our primary, and I'm still mulling the best strategy to use HELOC funds - leaning towards BRRRR or buy and flip, to keep the funds freed up.Excited to engage with you all, learn, and contribute once I've got some experiences to share!

Unfortunately, typically a far greater number will have spent a small fortune - perhaps one they could not afford to squander - trying to buy the "hope" of the marketing pitch and end with nothing to show for it.IMHO, the best mentors are a seasoned, successful, local investor who is willing to pay-it-forward to the next generation.