If not, they can claim "fraud"...and good luck from there.This is a clear case of why you need asset protection and why you should do rehabbing under an LLC (or better, a Series-LLC) that you put in preservation after the sell.I'm not a lawyer, nor CPA, so take this with due diligence, but I hope it helps.

Dependent on your risk tolerance, the general answer is to leverage highly given the low interest rates and preserve your cash to continue to invest and grow your portfolio.

The only play I see at the moment is asset preservation.  

I realize principal preservation and debt levels are mutually exclusive goals to the seeking a 40% leveraged return there......but with your belief that Boise is growing....isn't the risk/reward in your favor to own more houses with an acceptable level of leverage, than to own fewer with mortgages paid off?

So you just want to be sure and preserve that status.

Have vacant house need yard mowed & fs sign put in yard. Any suggestions of reliable indidividual or small company?

I would focus on buying a handful of high quality B properties (for the optimal combination of cash flow and capital preservation/ possible appreciation) with low turnover and low maintenance costs rather than many lower-tier properties that will likely bring more issues, especially if you have to deal with Section 8 housing authority bureaucracy. 

The more I hear about life preservers (LLC), the safer it feels to go past the 4ft marker. 

On my last BRRRR I was able to preserve capital up front by only putting in 10% down and they included the rehab in the loan! 

They did add some rules (things like square footage bonuses, etc)  for preserving the existing house when adding additional units, and they loosened or removed parking requirements.