I am currently trying to gather as much information and resources as possible to fully understand what I need to do A-Z to find and buy a distressed property, and get the best ROI.

While you may be comfortable that you are receiving a clean Title, you now no longer have insurance about the chain of Title prior to your ownership.Additionally, if the Title Insurance becomes invalidated (which is possible since you no longer have an insurable interest, a fundamental characteristic in insurance) then you should be in breach your loan convenant to have Title insurance is my understanding. 

So even high 6 is still making sense sometimes.But buying cap rate 3 or 4 then 95% chance you would lose money, this is basic math that even veteran investor sometimes doesn't understand.

If anyone has any recommendations or connections to any companies that do generally anything in real estate that will help develop my understanding of the market in Boise, please contact me.

So, as of now my understanding is she is moving out without having to file eviction.

Get real legal advice outside of BP and understand the rules.

A lot of people don't understand that and don't understand how to do these pieces - especially if they're coming from the STR space where they've been dependent on Airbnb and other OTAs - so they get frustrated with Furnished Finder, but the platform just isn't designed for that. 

You are correct in your understanding.

I learn something new everyday and just want to make sure I understand it clearly.

Here's the math:($3200/month x 12 months) x 18 GRM = $691,200It would probably cost $250,000 to build those those studio ADUs -- so in addition to the cashflow return on that investment, you also immediately make about $440,000 in equity.So, yes, Arizona has cheap doors and landlord-friendly laws, but if you understand LA ADU ordinance, the opportunity right now is in LA.