The property shall also include the following items: _____________________________________________________________________________________________________________________________________________________________________________________________(18)TITLE:The Landlord/Seller shall convey marketable title to the property with the above described inclusions, by good and sufficient General Warranty Deed in fee simple absolute, on or before closing: said title to be free, clear, and unencumbered except existing mortgages, restrictions and easements of record as shown in paragraph (9) of this agreement.

As far as having friends in the area...My choice (at least in this question that I am proposing) is between not investing... for now, and investing in some type of network.

It really is an individual choice in the long run, isn't it?

Your earnest money deposit will not compensate seller sufficiently for your lack of ability and you ought to take responsibility for any additional problems you create.

I guess I don't really have a choice but to keep my fingers crossed and hope nothing happens that wouldn't be covered while I only have one or two tenants.I am going to make a few phone calls today to see if I get the same response from other agents.  

For the deal to make sense, the lease option deal would have to give a sufficient return to cover your financing costs plus the value (to you) of the equity you have to leave in the property. 

I'm always careful w/1031s, those deadlines come up fast and the temptation is to take a second choice deal because the first isn't going well.

However if the choice is equity build up or cash reserve build up, cash reserves win every time. 

What I particularly love about having properties in Boise is that residents by and large love to be here, and many have arrived here strictly for a lifestyle choice. 

@Lakeisha Black the #s might work but if I have a choice then I'm always going with 3 or 4 bedroom homes because you increase the size of potential tenants who will rent from you.