Have you ever considered going direct to seller with direct mail, driving for dollars, or door knocking?

honestly, this "rehab" if you can call it that stinks to high heavens. i think your mind is getting clouded with the assumed cash flow amount. i foresee quite a few capex/opex items in your near future. the roof alone is completely unacceptable. they probably had some shingle slappers come out and knock it out in one afternoon. wouldn't be surprised if there are more issues hiding underneath. everything is fixable, but i'd be weary of everything else you cannot see. has your inspector snaked the drains and made sure there are no leaks in water lines?

It's going to "motivate" the tenant to hand over his rent to you, rent he has worked and bled and done without to knock out, when you're obviously going to spend it on toys.

Maybe it was on but not sealed and when she moved some boxes down there it was knocked off because it wasn't sealed?

Knocked on the owners door.

Again your example was correct as there are some times small limbs that might fall and damage a roof, but there is also the chance of a storm knocking a whole tree on a home which is a whole different story.

If you can get in a lower down conventional 70k runs a lot further if you are stuck at 25% you are limited to 280k, and that might knock out some markets for the property types you are looking for.If you want to talk more about the Boise market would love to chat just hit me up!

But if I had it to do all over again, I'd have started with a license rather than the school of hard knocks.

You can literally knock this out tomorrow. 

Look up the pros and cons of online auctions before you get into serious problems.We knocked on doors and tried to buy properties a few days before tax auctions and the property owners laughed at us because they knew they were going to get more money for the house than if they sold it the conventional way and they didn't have to show the house or make any repairs.