Although rents have been increasing quickly in the last year, I'm not sure that will be sustainable three years down the road.  

That varies from year to year, but it's not a sustainable long-term business model either. 

I focus almost exclusively on sourcing properties for real estate investors, finding local contractors for their projects, and then listing the finished product for sale or lease.I am also a real estate investor myself, building multifamily facilities under the name "Light Harvest Communities" and also doing rehab and new construction of $500k + custom, sustainable single family homes.

At some point, by growing the profits large enough, the business will not only become sustainable so that you can use the rental profits to fund your purchases (thereby growing your profits even more), but you can also use some of them to fund your personal side as well.For now, though, while I am reinvesting everything I can into the business (both personal and business income), I also am a firm believer in needing to pay yourself.Otherwise, whats the point of what you're doing?

Boise had a meteoric rise, just fundamentally there's no way it sustains it.

Use of the invaluable tools available through social media in particular BiggerPockets, Tweeter and Facebook.Join a local real estate investment group to network with other investors.Establish a solid foundation to build a sustainable REI businessComplete 1st deal by end of June.

When I was first looking for such a location, I developed the following criteria:Sustained profitability - The property must generate a positive cash flow today and into the foreseeable future.Likely to appreciate over time - Properties appreciate in locations that have increasing demand, which is the key driver for sustained profitability.Located in an area where you can make money and business risks are low.

Greed is not a sustainable business model for me.

This means as long as you have the income to sustain the mortgage, you should be good to go (of course credit, down payment, etc.).Therefore regarding your current place, if you intend to keep it as a rental the lender will want to see a lease and some money in the bank (each lender is different).

Any landlord so deprived of possession of premises in violation of this section may recover possession of the property and damages sustained by him or her, and the prevailing party may recover his or her costs of suit or arbitration and reasonable attorney's fees."