This comes with time and customers I know but Any advice is greatly :)  I hope to come across some of you one day in our field. 

There are exceptions, but they are grabbed up pretty quick or are at inflated prices.

It looks like sale prices are not required to be disclosed in Idaho.The only 2 I quickly found with prices recorded within a few blocks of you are 5275 W Madison which sold for $276,500 on 7/8/2016 and 32886 N 16th Ave which sold for $250,000 on 6/20/2016.

It comes down to 3 factors#1..... damage to the property...... the issue needs to be fixed NOW or the damage will escalate quickly#2...safety..... is the issue an immediate safety problem#3...habitability..... does the issue effect the immediate habitability of the tenant.

If the down payment that you need equals the entire 70% to 80% in value of your SFR, then I would go with the cash out refinance and get a fixed rate.If you only need 20% of the equity for the down payment, can pay it off relatively quickly, and want the rest of the equity accessible for future use, go with the HELOC.  

But in regard to rent, I would suggest doing a quick search on the ‘2% rule’.  

Western cities change quickly and dramatically because there continues to be an influx of new people.

Try to deny it and you'll quickly end up on the losing end of a court judgement.

Hey Todd,Thanks for the quick response and the info.

This is how your money flips out of the market quickly.3 - Rental Comps.