Eventually, you'll find a problem that is not that difficult to solve (but kept other buyers away or forced the property to fall out of contract a time or two).You also have to know what a deal looks like.

If you were to seek a LOC against #3, you would not get much as an investment property its very difficult to get a LOC and they typically will not go above 75-80% LTV which is where you are at.2.

Avoid the c/d neighborhoods, they are trash and difficult to efficiently operate in.  

if you're not in a strong financial position, it's probably more difficult to be confident.That's a great point.

I think with Boise in particular, and the pacific Northwest in general, positive cashflow is difficult to achieve, especially for an out of state investor since the market is so competitive.Even with boots on the ground, cash flowing properties seem to be a unicorn even when purchasing for 70 cents on the dollar.One opportunity for cashflow in Boise is the ADU play -- new regulations make it more conducive and returns can be 10%+ cash on cash for a property in the right neighborhood.- Kole

It is difficult to recapture the electrical savings from the tenants. 

Many, make it difficult to not show pass-thrus on Owner Statements. 

Both lead to that buyer overpaying and taking an opportunity off the board for the investors who have their underwriting completed accurately.I believe its somewhat market dependent but it has become increasingly difficult to make construction oriented deals work in the price points you mentioned.

This seems like a very difficult process.

Hans - trying to find a perfect BRRRR in B class that cashflows well as an LTR right now is incredibly difficult with interest rates.