Cost of entry is higher and not sure how that fits your situation.You might also consider joining into an investment pool.I believe rents are adjusting upward now (evidenced in statistics for Ada & Canyon) and rental inventory is below market needs.Back to sales prices of SFH in the Treasure Valley ...

Remember rule number is to know your market and with Boise metro being a relatively small town, i think you need to understand the entire Boise Metro (Ada and Canyon)

We were thinking our best option would be to sell on land contract both ad a deal or the house on contract and sell the land next door straight up to someone but to who?

ESAs and ESP's are not Service Animals and are not protected under the ADA, so landlords have a lot more say in whether they are to be allowed or not and whether pet fees apply.

The other one was from my Craigslist Ad. As

Property taxes are not that easy for counties other than Ada, I struggled for a good 30 mins with Bannock county assessors website, but I couldnt manage to extract the property value or annual taxes, anyway, I'll try again tonight.

Expenses can range from normal maintenance, crazy new ADA requirements, changes in elevator/fire safety requirements, pest control, indoor pool expenses etc.  

Basically it's being done on a repair permit so there's no requirement to go beyond code at time of construction vs having to bring it up to today's (ADA would have killed the deal as well)Almost vacant, last 2 tenants are on their notices, one has found a place that will open within 6 weeks and be out.Hopefully you can tell me what I must be missing on the repair side.

We've had great luck with a smaller firm:  ADA Consulting Group, Inc.Principal: Donald Oroian We have also consulted with: K Love Engineering, Principal: Kevin Love.  

If the tenant leaves you will have to do work and that will result in some vacancy while the work is being done.Also you're relying on the Craigslist ad as being market rent, it may or may not be.