The crazy deals often come of the 'crappier' houses that need lots of work.I think your biggest challenge (from what you have told us) is that you probably don't have the money necessary to play the 'foreclosure game' - at least where I'm at.  

I'm nearby and am also a real estate investor and have been playing the game for over 14 years.

Leveraging that asset to finance another deal is smart play, and the townhouse you're eyeing seems like it could be a great addition to your portfolio.When it comes to budgeting for renovations, it's definitely a challenge to nail down accurate estimates, especially when resources might feel a bit outdated or not region-specific.

Networking and education play a vital role in real estate investment strategies, staying informed on market trends, and implementing best practices.

You would need to understand that pretty well to play (safely) in this space.

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.