I sorted it out and I filed for an eviction, and she jumped ship a few weeks later.

I've worked with all sorts of "gurus" in the STR, Creative Financing space, MFR.

i think throwing in some sort of an IQ test along with the application should be mandatory. 

Bottom line....nothing is "grandfathered in" usually, inspectors don't care about holding costs and there are very few cosmetic only rehabs that don't require some sort of inspection.

In other words, that percentage will only rise (unless prices begin plunging).Existing home sales rebound, sort of.

I am in Portland as well it can be a hair tricky to manage there are some rules about asking tenants to leave there are also limits on rent increases see below: https://www.portland.gov/phb/rental-services/renter-relocation-assistance#toc-when-is-a-renter-eligible-for-relocation-assistance-Have you already purchased the property?

I have 8+ units that I would like to install plank flooring/vinyl of some sort when the units turn over tenants.

It gets the customer out of my hair during construction.  

I recently joined pro and I found out that there is no filter to sort out multi-family in "find deals"...

There are very few banks out there that will allow a seller held second without you coming out of pocket or using some sort of collateral.