Thanks Jorge build new don't buy new and don't buy existing. find your own land, entitle it, control the full process, get architects, zoning attorneys, roll your sleeves up it isn't easy but it's big money. 

I was able to find an Accessory Dwelling Application for Howard County (link).

You also will struggle to find inventory. 

also how easy will it be to find a new tenant for your house hack for Oct 1? 

Leverage your findings from due diligence.

Have flipped as a Contractor several in your area (Boise, Caldwell,  Montpelier).Find a great Realtor that understands Construction cost. 

At this point when I start podcast if it’s not David Greene talking I stop and find another real estate podcast.   

Our team helps a lot of out of state and out of town investors find properties that meet their needs (usually parking equity after a 1031 or moving equity from other real estate investments in other markets).Cashflow obviously depends on your LTV, but I would say the days of cash-flowing on an 80% LTV deal in this area are long gone, particularly with increased insurance rates and inflated operating expenses.

That said, there's basically zero chance of finding it for meaningfully less than the price you mentioned.  

When did you find out they were draining it into the sump pump?