While initial cashflow might be difficult without a ton of value add through updating and/or adding ADUs, long term cashflow is incredible here due to historic rental appreciation. 

One of my partners had incredible success through the partner channel - just like @Danny West said.

It's incredible how much interest there is in this strategy. 

Any wide frame suggestions or is a townhome a bad plan due to the HOA ?

Idaho is incredible and frankly one of the only areas I feel safe investing due to the reasons you mentioned.

Keep a wide net of strategies until you find one or two that work ... and then deep into those. 

It's all custom and requires some incredibly specific knowledge.

There are some lessons that can only be learned through experience, and A HH will provide incredibly valuable lessons that no mentor, real estate course, book or podcast could ever teach (though, I'd still recommend reading up on relevant RE resources, listening to podcasts, etc.).

As a contractor, this is incredibly useful to walk through with clients.

Typically they work alongside with one another and have mutual connections but where the interest of the clients are far and wide, it is very difficult to have an agency that services all of those needs under one house.