It’s a longer-term game, though, with higher upfront costs.I’d say spend some time researching your target area and connecting with local investors or meetups—they’re goldmines for market insights and networking.

If appreciation is not there, however, it seems like a potentially long waiting game to see if your $60k investment today returns anything meaningful in the long run. 

On the flip side the clients I fund in my land deals are doing very very well in the foothill subdivision 50 miles or so west of the springs.. but thats the land game buy low sell high.. cant wholesale that stuff it needs to go on MLS to marketed and turn around time is generally 90 to 180 days but nice margins for my clients ..

I'm in Boise as well and pretty new to the game. 

There are rules and situations unique to each state and that is why you want to go with a local lender vice someone just reaching out to you telling you they can do it. 2) Better recourse if the lender screws something up: a local lender has more skin in the game so to speak as if they screw something up their name will be mud to local real estate agents in the deal.

That said, you deserve a management team that treats your properties with the same level of care and attention as they would for larger clientsI’ve heard from other investors that finding a great PM company can be a game-changer.

Starting out, single-family was my go-to—easier to manage and a great intro to the game.

Alternative route I chose, I will leverage my duplex (purchased 4 years ago) equity through house hacking to have skin in the game on next flip.

More than happy to connect and strategize game plans any time.

So you will need to have skin in the game.