I think clean, nice finishes that aren't too flashy or unique is typically the best choice, especially in the price range you are looking at in Boise.

My buy box is a home 5 years or newer, A or B-rated schools in the 200K-400K range that will appreciate over time with someone paying down my debt.

We will use the high end of this range ($100k)   This implies the initial negative equity position is $150k  $150k (initial negative position)/$350 (cash flow) takes 428 months to recover the initial negative position (35 years).  

The company offers promissory notes worth $50k, $100k, and $200k+, with annual interest rates ranging between 12% and 16.7% depending on the investment amount.

Lastly, looking to buy a commercial real estate deal either self storage or a mix use building in a secondary market with 6 cap and around $5m purchase range. 

If you're unable to find comps within a 3 year time frame, I'm interested to know what your other search parameters typically are ( sq. ft. range, bed/bath count/ etc. ) , and also the locations you are unable to source these comps. 

I'm more used to underwriting MF deals and extrapolating existing T12 data, so this is a bit different for me.All the properties are 3 beds, ranging from 1000 to 1400 sqft.

You can get solid cash-flowing single families in the 90-120k price range and duplexes in the 130-180k price range.

No where… Once interest rates go down to the 5.5% range, you could refinance and be in a way better position. ** Another way: you could do all of the above and then use a company I use to split the lot.

The minimum down payment for a property in this price range would be roughly $27K.That said, you also need to account for bank closing costs, inspection costs, appraisal, attorney fee, and title costs.Your scenario may require a seller's concession to account for these additional expenses.Investing with $50K is totally possible in this market but your journey may be met by challenges i.e.