Keep in mind that it is *their* appraiser that will determine the value of the property.

@Jerome Reidman it sounds like you will have some good leads already but keep in mind that Bigger Pockets does have state specific forums here. 

.- cash flow from the rent is my not my only income source. assume that no matter what i will be able to put money to buy a new rental at least every 2 years, taking the 12k+extra amount (whatever that my be)+loan (whatever down payment i decide to put)- regarding flipping - i don't mind the work involved in this process but as i am not living in the us, i find it hard to do flipping. at least not when starting out.  

And its a business you can do for a lifetime.Keep in mind 10 to 20% of the agents generate 70 to 80% of the revenue.. 

Check out Mr Money Moustache's blog on owning a pool and you may change your mind.

hey, new to this site, amazing work you are doing here, every time i step in to ask a question i got ton of valueable responses, really great. i have suggestion i think can benefit everybody, having the ability to "star" a message in the forums.many times i read through the forum finding a really good insightful post, which has many things i would like to keep in mind for the future, i would have been great if it was able to mark/star the post and have a page with links to all the posts i previously starred. something to keep in mind..

I really am out of my mind that people do that. it's freakin' stupid and horrible and this is what city inspectors seem to miss. 

Everything in my mind points to Boise except that it would have been awesome to invest 5 years ago.

But you want to make sure that they are predictable and consistent, because that's a direct reflection on what you can expect to get from them in the work place.Get everything in writing and communicate expectations clearly People can't read minds.

I will keep that in mind!