Another common problem is poor due diligence—jumping into deals without verifying the borrower or collateral often leads to future regrets.I’ve also seen over-leveraged borrowers cause trouble, prioritizing other creditors over private lenders.

Have your CPA run this scenario with your numbers; too much money to take advice from the internet!

I recognize there are other ways I could invest this cash (including another property) but I am being mindful of levering myself out too much in the current environment where job losses are more common in my industry (tech).

We are open to MFH but depending on the market we pick they are less common in certain parts of Idaho.

And your central point I think, is to use conservative numbers so the deal still makes sense even in the worst case scenario.

Getting analysis when starting out is pretty common, buying that first deal is a huge leap of faith. 

Are there any creative things that could be done to get to my goals or from your standpoint,  or is it pretty well a firm "not gonna fly" type scenario? 

While it’s common for PMs to switch utilities to avoid service interruptions, the mistake was not monitoring the usage or cutting power to unnecessary areas once the tenant overstayed.

The two most common exemptions are the exemption for intrastate offerings and the exemption for private placements.  

Sales comparison A common method that compares the property to similar properties nearby and their relative prices.