The lessons you learned the hard way in 2008 will be invaluable now, and it’s great that you’re aiming to stay small-scale and within your comfort zone of Sacramento, which gives you an advantage of knowledge in that market.Given your experience, I'd say start by focusing on three key areas to build confidence and minimize risks:Budget Control: Over-renovating was one of the big mistakes you mentioned.

If you want to learn more about investing in Boise and the greater area, resources, and the best coffee places in town, let me know and would be happy to chat more! 

now if you could get a seller to be the bank I get that you could smoke and mirror those deals.. but i would think those would be picked over low value or properties in the worst areas of town etc..   

Otherwise, you'll have to get tenant & owner manual opt-ins for everything with little, if any, control.

There has been an influx of out of state investors and in town investors aquiring propertys as of lately.

Most are folks that have the emotional control of a 5 year old, controlling attitude, an omniscient narrative in every thread & topic, act like an online hall monitor, and constant attention seeking. 

What did you pay in MN and what is it worth now and what town is it in?

If you’re ever in town, we’d love to have you stop by and meet the team!

If you want to grow, then scaling within control is good.

I had to live in the property due to the FHA occupancy rules, so I had about an hour and 15 minute commute to work every day.I settled on Tilton (small town in central NH) because the property was right and it cash flowed very well, and was quite cheap (at the time... 240k), I could get the loan to get into the building and own 4 units.