Also as mentioned above- the capital gains only comes into play if you are planning on selling.

I would personally prefer to play it safe, especially when you do not have a large number of properties. 

-If they pay, no harm, but then the tenant knows you can't be played with.If tenants respond, they will usually have excuses and ask for more time. 

Obviously circumstances has changed, cash flow is difficult, but Boise is a more of an equity play right now. 

My 12 yr old sister was playing horseshoes with my father and 2 other adults. she was good at it.

How would that play out?

Decide which game you want to play.

It's not the most beautiful work of art, but it gets the job done and it's extremely easy for someone like myself (very little html experience) to edit and plug and play.

"Hey NFL, can I play quarterback this Sunday?"

There are companies out there offering low interest rates for 30 year fixed mortgages so you would not need to deploy all of your capital into one rental property and then play the waiting game for when interest rates drop.