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I hear NW Idaho had some good opportunities for real estate investors
For a home loan, I’ll suggest speaking to at least 2-3 lenders. It all depends on your specific situation-income, credit, work history etc. For example, I have an ideal lender for specific situations-1099/self employed, travel nurses, less than ideal credit etc.
For a ROI, consider the neighborhood, crime rate, growth potential, schools etc. I’m a real estate agent, I’m happy to answer specific questions