As an active investor in the Boise, ID, I'm curious how others who have also been investing in BOI (or like sized smaller markets that are now blowing up) for an extended period are managing expectations and business model.

For protection you can just buy a good sized umbrella (liability) insurance policy for a few hundred bucks.Now if you are flipping the property, then I would want to have it under an LLC.

The lot size is approximately 10K sq.ft and the existing house size is about 1670 sq. ft.

This is a great price for size of room and I will not be paying city tax.

Also, Sheboygan has the most middle class households of any metro area in this study: https://www.pewresearch.org/fact-tank/2018/09/06/the-american-middle-class-is-stable-in-size-but-losing-ground-financially-to-upper-income-families/.Happy hunting!

Nothing is more difficult about lending to series LLC, have all your documents prepared, include an org chart with EIN, % ownership, personally guarantee the loan, any bank will work with a prepared investor.

You're probably looking at $400k+ at this point for a 2 family in Union City in almost any condition, unless it has some of the aforementioned issues, and, with renovation, that can make cash flow tight (certainly depending on size/condition/location).Happy to lend my thoughts if relevant, feel free to shoot me a PM!

They need to be the same size (or within 10% of the subject house), within about a mile (no more), and sold within the last 90 days.

I suggested the criteria in my 1st post, low HOA, takes rentals, HOA financials are healthy, good floor plan, decent sized unit, area rent high enough to cover the HOA fee and still cash flow.   

Are there a lot of rentals available in your size/condition/price range?