It has been going up 15% for the past couple years. https://www.weknowboise.com/blog/real-estate-market-trends/ That's not to say I want to 'bet' on appreciation, because I do not want to be playing that game.

@Csilla Veress A couple of books that may help with understanding PV (present value) calculations, as well as note investing in general, are:Invest in Debt by Jimmy NapierPaper Profits by @Joshua Andrews  (my personal favorite)This blog post by @Mike Hartzog may also be helpful:https://www.biggerpockets.com/blogs/5359/41924-doi...PV is the way most note investors do pricing for performing notes, but for non-performing, you'll want to build an ROI calculator as  @Chris Seveney suggested so you can look at various exit scenarios and take into account costs like servicing, legal fees, insurance, etc. 

Sure its not a flip but aleast you can make some money and save up and become great at marketing so you can do a large amount of flips in a couple of years.

This should only cost you a couple hundred bucks.

I contacted Lake Michigan credit union and was told by a couple different people they don’t do refi for out of state investors, any ideas about this or other suggestions 

A slight nuance - I've won a couple auctions (Auction.com) but before I closed, the owners brokered a deal with the bank and my closing was cancelled.

The hit jogged me just a little bit and added just a couple more things to my trauma list as a child. for the next couple of months i began having memory flashbacks to memories that as kid were suppressed.

You're right, a quick search for therapy/emotional support pets turned up some great results including a post by from @Mindy Jensen a couple years ago.

Doesn't necessarily need to be something monetary but even the possibility of hiring them for your properties could be value.After a couple times of doing these, you'll have a better understanding of the process... but there will still be variables (labor, materials, your exit strategy also carries weight as well, whether you're going to fix-and-flip to a retail buyer or rent it out.)

I use it often and have so for the last couple of years.