Quote from @Nicole Reeder: Maximizing ROI Due to the high leverage, the boise investment is likely to produce the better COC and ROI. 

My question or main concern is using our single family to acquire an income producing property.

So hitting the average price point higher than mine, while being in a cheaper market is incredibly impressive.

I have learned an incredible amount and with every new piece of information I obtain, the more I can tell that I have very much to learn.

What an incredible opportunity you had and what a way to launch a real estate investment.

This strategy is known as the variable income method, by deploying your passive income into opportunities that produce consistent and safe returns you can get to your goal quicker.

Is he willing or capable of producing two years of CPA approved financials and tax returns? 

Why not keep your current Homestead and find an AirBnb property that you can purchase with DSCR loan that won't look at your credentials ( Credit Score, Income, W2 ), but how much the property will produce in income?

I feel like i would need to do a 506b friends an family for the first deal or two to establish my track record before I could entertain a 506c and do multiple homes per deal. i am incredibly grateful for your help!  

Quote from @Amrit Babu: With so few ADU units available, I think it would produce a better return on your investment.