The house is in the city limits of Klamath Falls, Oregon.

If its inside city limits, its usually a city planning and zoning department or some such.

If they're located two or more counties away, their expertise in the local market may be limited.

There are all rules you need to follow and many towns are limiting the ability to do this now.  

Quote from @Andrew Steffens: You may want to look into a limited service agreement - I offer this but currently in FL only. 

Some credit unions or local banks offer portfolio loans that don’t stick to the 4-unit limit, which could work well here.

I worry about you putting too much of your life into one investment given you're limitations on income/working situation anyway.In general expensive primary residences do not make the best rental properties. 

So it really limits your flexibility.

Please make sure your losses are not limited under PALs.This post does not create a CPA-Client relationship.

Use a 1031 exchange to defer taxes and reinvest in more lucrative, cash flow-positive properties or diversify into passive investments like syndications.Pay Down Debt: With limited cash flow, focus on paying off the HELOC or smaller mortgages.