I will buy value add from here on out so I can have some built in equity and good cash flow.

If you gain $50,000 in equity you could leverage that upwards in further investments.

I grew up going to a camp there every summer.Boise has a lot to offer in terms of rental market, especially in equity growth.

The property negative cash flows 400 dollars a month (not counting unexpected repairs), but I gain about $15K in equity each year paying down the mortgage. 

$30k in equity and 100% cash flow besides taxes and insurance.

This often only works with large properties where you are raising north of $1mm in equity, otherwise the legal fees eat up too much of the overall deal to make it worthwhile for anyone.  

Once complete, I expect this 4 family to gross $7K monthly, with a net cash flow of $3K and have $250K in equity built in.

here is the situation. i left a really good paying job to take care of my 81 year old parents because my dad is chronically ill and my mom is almost there. i wont go into too much detail, but my sis doesnt help them. ill leave it at that. we have a person who comes twice a week to help with cleaning and other household tasks. i carry the bulk of the weight cooking their meals, running errands, grocery shopping, picking up meds, and taking them to dr appointments. its a full time job. i get a small salary of $1000 a month from a care giver sub contractor for the VA. ive been paying my bills with what savings ive had, but only have a few months of funds left. i own a duplex. i have over 200k in equity. i live in texas and texas has weird laws about refi and heloc/heloans when the property is 4 units or less and owner occupied. i would rather not sell, but if thats my only option i will have to at some point.does anyone have any advice or possibly be able to point me to lenders who might be able to work with my situation?

For example, you may build a house that costs $1 million to build, but once it is finished is immediately valued at $1.3 million, so you created 300k in equity out of thin air which you can use to borrow against.

Some worked out and some didn't be a friend and I  invested about 100k toal in equity and 60k in debt (mostly to fund rehabs)  The rehabs were more expensive then we expected but that was mostly driven by a few vacant properties we bought.