Boise is great, Idaho in general is great, the Idaho Falls general market is also great and more affordable than Boise, for now, prices are rising here as they are everywhere but you can definitely do more with the same amount of money.

Pretty much the regional tier 2 hubs in the strongest employment states are the strongest candidate cities.Now as for your capital appreciation thesis:I'll be a contrarian and bet that tier 2 cities will not lag behind tier 1's in the future, either tier 2 rises significantly, or tier 1s fall catastrophically.

Whenever we sell something we put clauses like this in because nothing is worse than wasting 30-45 days with a buyer only to have it fall through.

Do we expect rental prices to fall with falling home prices in the DFW?

As a borrower mine would be, 1) upfront fee (and whether or not it's refundable and in what circumstances), 2) that i'm not giving sensitive information to a suspect party, 3) that we actually close and my time isn't wasted, 4) that I understand all the terms and conditions of underwriting and the Mortgage/Deed of Trust and Note, 5) Costs to close, and 6) in the lender's experience what are some things that can kill a loan (appraisal coming in at a certain % lower than projected, credit score falling to a certain number, etc etc). 

I wanted to make a super quick post about a topic that has affected most of us investors in one way or another.I previously tried to purchase 2 multifamily properties in Lowell that ended up falling through before I bought Leominster.

@Alex Staats....  1)  yes - you can make any offer you want ...2) try to  get some background on why  cash only is noted ....this might be  because there is a  major issue with the property that  makes it  non financable or  it may be  as simple  as the  seller  has  been  burned by  previous buyers  that have  loans  fall out   3)   getting a  agent to  represent you might be worth  it  

This may fall under tenant abandonment protocols, which will be spelled out clearly in your states Tenant Landlord Law.

We are able to get funding on those because they are good deals that fall below 70% ARV, when taking all  rehab costs, holding costs, and money costs into account.

It could be events in their lives that require them to need money, they could be close to retirement and not want the hassle (they could be young with growing families and not want the hassle), they may think the market is fully valued, they may have read that New York City class A rents are falling and take that as a bellwether for the market, they may want to trade up into a larger deal, etc.Regarding your question about why the prior owner did not complete the upgrade program and capitalize on the higher rents, it is very common that the existing owner is undercapitalized and there is not enough cash flow (after the owner takes their draw) to pay for improvements.