There isn't much I can add here except for the local expertise of the Boise area and our sister company property management team get these inquires often from tenants - so we have seen many ways how not to inquire about it and a few good ways haha.

There is low inventory, lower sales volume, and high interest rates, and as a result many people are sitting on the sidelines, either intentionally or forced.

Another note on construction cost, going vertical is very expensive now and would require have a great connect with a developer and a builder in the area.See what rents are in the area and run the numbers to ensure the rents will cover your costs and give you a solid return—using the 1% rule can help.

If it is a fannie/freddie loan, it does require 2 years of seasoning and a new appraisal.

I have several vehicles and lots of stuff in general and a wife that would not be ok with a duplex.  

The job consisted of replacing most of the front entrance, which consisted of 3 wood steps and a small platform deck the size of a standard refridgerator with railing. 

I talked to my lender contact and, as Kerry mentioned above, it's pretty uncommon that a traditional lender would offer a HELOC product on an investment property (non-primary home). 

I need to update my deal profile but I moved here 2020 first buying a house hack and then slowly buying one rental a year until the last year and a half.

But with perseverance and a willingness to explore unconventional options, you can turn even the toughest situations into successes.Have any of you ever faced a deal that seemed destined to fail?

I've been in the lending industry for 5+ years now both as a loan officer and a broker and a processor, have also done some UW.Over the years, I have seen how lenders and brokers spend marketing dollars.