Thanks Brian, he seems legit and happy to help, he has quite a few students and gets me to do a little heavy lifting so it's mutually beneficial.

As far as having friends in the area...My choice (at least in this question that I am proposing) is between not investing... for now, and investing in some type of network.

It really is an individual choice in the long run, isn't it?

I guess I don't really have a choice but to keep my fingers crossed and hope nothing happens that wouldn't be covered while I only have one or two tenants.I am going to make a few phone calls today to see if I get the same response from other agents.  

Belonging to a brokerage where you can ask for advice, or learn by listening to others problems would be beneficial.

I'm always careful w/1031s, those deadlines come up fast and the temptation is to take a second choice deal because the first isn't going well.

However if the choice is equity build up or cash reserve build up, cash reserves win every time. 

What I particularly love about having properties in Boise is that residents by and large love to be here, and many have arrived here strictly for a lifestyle choice. 

@Lakeisha Black the #s might work but if I have a choice then I'm always going with 3 or 4 bedroom homes because you increase the size of potential tenants who will rent from you.

James - I do 12 month renewals only for 2 reasons.First, it is helpful with any client that might be looking to buy a house since it gives them an incentive to use me as a Realtor in order to be able to get out of their lease at a time that's beneficial to them.More importantly, in Minnesota it's much better to NOT have leases end in the winter.