This premier hospital, with tons of money, is surrounded by neighborhoods I would not want to invest in (excluding South - South of the hospital is solid). 

It would be nice to stay in the city but I'm open to living in the surrounding areas if there's a better deal to be had.

Would love to hear if anyone would recommend any other areas besides riverside in the IE or surrounding cities

Of course, things have shifted due to Covid, but West Sacramento, and areas surrounding downtown will continue to remain a good market for room rentals once things shift back. 

With the low housing inventory and massive growth to Ada County and Canyon County, how is the rental inventory? 

Surrounded by many Class A’s but also other brick class C’s.

This comes through networking and surrounding yourself around people that are doing what you want to do. 

Network: surround yourself around other people that are doing what you want to do.

Surrounding yourself with people who are already doing flips, rentals, investment, etc is not only super motivating, but you'll glean SO much from watching, emulating, and networking with them.

If I were re-doing that bathroom for a rental, I'd removed the jetted tub, remove the tile from the bathtub deck and surround, go to a stone yard and get granite scraps cut for the deck and put vinyl bead board up on the face of the surround then drop in a garden tub of approximately the same size.