There are interesting deals out there right now that can be very profitable.

Happy to start off house hacking (duplex to fourplex) but I look forward to networking and working with more experienced investors for larger scale opportunities in Boise.

You have to find something that you can add value to in order to make it profitable.

Details yet to come, hopefully we can at least retain some profit out of this quagmire!

the 70% rule allows you to have 10-20% profit, depending on situations.

We split all profit 50/50.Using super simple numbers to make the math easy.

Wife and I own two SFH rentals that we'd like to sell then ramp up to a quad or something larger.

By 1031 exchanging those condos that each practically doubled in value, Now have $160,000 cash flow and in 4 of the apartment complexes we have dramatically forced appreciation too that we will either refinance and take all that appreciation in year 4 or 5 of ownership or at that same time 1031 exchange for a larger property at that time.  

If you want a lot of paperwork you will typically end up with a larger residential contractor, who has staff (sales and admin) on payroll to do that.

But if you're wanting to get into rei anyway that may be a good way to go.Yet a third way is to find a local investor and offer to split the profits with them 50/50 either selling or holding it.