Hope that helps in some fashion!

You should reach out to @Melissa Haworth she can get the actual numbers/rents on STRs in the area to help run your comps.Each building is different, each area is different, it is important to find accurate data to make good decisions.

At that time we could renovate the ground floor apartment and potentially turn it into (2) apartments for a total of (5).My questions come down to how do we deal with the existing 40k mortgage, whether we can make it work so her parents aren't paying much in rent, if anything at all, and whether or not we set up any legal entity, like a trust to help the legal situation of paying off her sister down the road. 

Happy to help with development, syndication or Boise specific info.

Hey @Benjamin Blunt do you have a website that says that you help people with their real estate issues??

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You might consider: Consulting a Real Estate Attorney – Your emails may possibly prove misrepresentation.Requesting Public Records – A FOIA request might reveal why the city denied you but later approved the duplex.Escalating to City Officials – Bringing this to local officials could expose inconsistencies.Exploring Tax Write-Offs – A CPA might help offset your financial loss, if it is possible.I’d definitely seek legal advice.

That’s where a lot of investors struggle.If you’re interested, happy to share more insights or resources to help you strategize.

And if you have any questions I can help with, feel free to reach out!

If you need help analyzing a deal, DM me, and I’ll point you in the right direction!