The other options you are playing with fire as using a HELOC that is paying interest is essentially buying with 100% financing.Having no skin in the game has always been a high risk strategy and people were able to get away with it the past few years due to the money supply and inflation but I would not use that as the measuring stick.

You are playing with fire with this strategy to start, but then when you count in an inexperienced rehab to rent a year later, I would earmark this for disaster.

I think with Boise in particular, and the pacific Northwest in general, positive cashflow is difficult to achieve, especially for an out of state investor since the market is so competitive.Even with boots on the ground, cash flowing properties seem to be a unicorn even when purchasing for 70 cents on the dollar.One opportunity for cashflow in Boise is the ADU play -- new regulations make it more conducive and returns can be 10%+ cash on cash for a property in the right neighborhood.- Kole

It will not cover foundation issues Thankfully, no EMD was used in this during this deal.If its unlike for them to sue, how does situations like this normally play out if Buyer doesnt want to terminate?

I've played around with the idea of giving guests a YouTubeTV login but that seems risky.

Removing or lowering those LLPA's would level the playing field in terms of pricing, but making investment property loans more affordable is not going to help decrease prices. 

@Mo Karim did you end up making an MTR play?

If things don't play out and I have the ability to go wherever I want, then absolutely this would be the plan.

I used the meetup app on the play store to find out about that.

You can play landlord for a few years and you'll learn a lot from doing that (especially hands-on) - but long term not a winning strategy.