Freeze damage is my biggest concern, given the climate.  

It's waterproof and requires no underlayment (or even moisture barrier in dry climates like ours). 

Bryan Hancock I don't know how many flips you have closed in this lending climate.

I have people say they won't rent apartments heated by electric (I am in western NY, I know the climate), so they don't rent them, somebody else does.

In the current climate of course, most banks are lending on purchase price and using that as the “value.”

This is a relevant thread that might help you.What amazes me are how many classes offered on finding a property for investors (i.e. the murderously difficult job of wholesaling in this climate) compared to finding money for the investors to buy the property with.

We're growing and have a great climate.

What is the investing climate like in Northern parts of Idaho?

The growth is happening in a lot of warm belt states due to baby boomers in the tens of millions retiring to warmer climates and fueling influxes of population and money which creates more jobs. 

Since he's getting closer to retirement he wants the flexibility of being able to move to a warmer climate should he decide to do that.For me, I'm the opposite.