Will check out that book as a high level overview 

Low or no money down can be high-risk and should only be attempted when you have a proven track record and really know what you are doing.

If you haven't done any flips in the area, HML rates will be high for you to start with no verifiable track record locally.

In a high interest rate environment, it's just the reality unfortunately.

.- Continual market analysis to keep your prices neither too high or too low- For software, you'll need a PMS, some system for tracking operations tasks (we use Breezeway), communications tools for internal and external (we use Slack and OpenPhone, respectively)- The decision to self manage or outsource is a very personal one.

But Ive owned in those high risk areas before, and it can be brutal

Vacancy in downtown from what I have heard is also slightly higher than the surrounding areas due to all of the new high end apartment complexes that are going in downtown Boise.

I considered doing in park flips but am always worried that the high space rent would eat up my profit.

Dishwashers, washers and fridges have a high lemon probability of dying within 3-5 years once you’re out of warranty.

However, it's important to weigh this against the ongoing expenditure on your mom's rent.Options 2 and 3 involve reallocating your funds towards purchasing properties, potentially in high-appreciating markets like San Diego or Orlando.