I don’t know which areas are good but you are trying for a 300k house after repair which you can purchase in the 200k range.

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

I would leave 10K for anything that comes up after the fact. 40K would be 120-160K range on a SF.

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.

I’m curious about properties in this price range with communities that could grow in near future the further west people move from the city. https://www.zillow.com/homedetails/206-E-North-St-Morris-IL-...

Cleveland has one of the lowest rent/price ratios in the nation.When looking to be under $100k, Cleveland will be the better option because you're not going to find any rent-ready deals in Columbus at that price 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. 

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.

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.

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.