Hello BP members,I'm a fairly new investor.I have one sfh.I bought cash here in Hudson valley NY.I rehabbed myself and am now renting it out,tenants are on their second year lease,things are fairly well,very good cash flow since I own free and clear.Im ready to move ahead.i have so many questions but will ask one for fear of confusing everyone.So I hear and read constantly that hard money is an option ( or heloc or he,loan)My aim is to buy at least two sfhs at once and rehab and hold.I hear hard money lenders will allow you to spread the down payments on each also supply rehab funding etc.After all is complete I understand the next step to be rate and term refi.My confusion is will it justify doing so even though a conventional lender will ask for down payments and closing costs for each home separately when trying to refi the homes now that they are in good condition?

Months Supply of Inventory for Single Family is down 21.5% from last January, with a 3.4 month supply this January as compared to a 4.4 month supply in January 2015. 

Boise has the growth for sure- but inventory is very low.  

You can also do broker open houses or public open houses to get exposure to the inventory in your area. 

We are starting with a conventional loan but have looked into a fha 203K option as well.  

Nothing against it necessarily, but if you have the cash for down payment, and reserve requirements, the income to satisfy DTI requirements, and the property in question is a good rental property, then there are great options for conventional mortgages, and with rates being where they are right now, I would want to take advantage of conventional financing before getting "creative"

The convention center saw record bookings last year and project even better in 2016. 

Depending on your financial situation, you can either buy a property for cash, purchase it with private financing (hard money or investors), purchase it with conventional financing, or use some creative financing (seller financing or low-money down loans).  

Hi Brie - Its conventional conforming loan. 5% down. 

It's simple conventional loan.