New investor looking for my first deal, current agent

Lots of options. Don't feel obligated to have to buy in your market. You can look into other cities in Idaho, other states, but really it comes down to your goals and your needs. You can purchase a property yourself. I suggest as others have, a househack, buy a small MF and live in a unit. But if you are really busy and don't want to manage it or take on the risks and costs involved you can also look into syndications. Get the same benefits, cash flow, depreciation, appreciation, etc, but not have to do any of the work or sign your name to any loans or worry about any repairs. Some syndications can offer double digit average annual cash on cash and possibly triple your investment in 5 years or less. That is what I am currently focusing my investments in to become truly passive and free up my time.