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. 

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.

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

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

Safer for sure.The main risk with Sub2 is that it's mortgage fraud, lenders do sometimes take the house when they find out.

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

Also we have had some good luck purchasing properties in areas we vet out by posting in the local and LEGITIMATE owner group sites for developments "in town and have $400k, interested in 3 bed, 2 bath houses in location xyz" you would be surprised what you can find.