Of course, I see better rates (and perhaps $$ off fees if you find a comparable offer ex: price matching+$1000 off from better.com) from some of the online-only orgs, but I have heard the counterpoint that local lenders often move just as quickly and use local appraisers.Personally, for my first rental, I used a local lender and then refi'd later with better.com.

I'd call a few local lenders and find out whether they have conventional rehab loans and how they compare to a 203k.

I am biased because I live here and love it(and my own investments are here), but I believe in Boise for the long term compared to a lot of other markets. 

Have your sister check with her broker, as well as the rules with your state's real estate commission before paying anyone anything outside of a structured title company closing.As a wholesaler, who is a licensed agent, she has disclosure requirements that take priority compared to where you, as a team, were before your sister obtained her license. 

(you can tell by them comparing them to the houses in the neighbourhood) Has any one had any experience splitting a single family home in to a multi?

There are a lot of online amortization calculators that allow you to compare various payment scenarios. 

Axiometrics provides you with rent comps and Co-Star breaks down property detail information, rent comparable and sales history.These programs can cost up to $20,000 a year for your local market and can give you a lot of intel.

With interest rate 5-6% still not bad deal compared to 9-10%.

This will be interesting to see how it impacts tenant evaluations compared to the previous method.https://www.cnbc.com/2020/01/23/fico-10-credit-score-changes.htmlYour thoughts...

My broker just shopped my commercial property policy and had quotes ranging tens of thousands of dollars from different insurers for comparable coverage.