My advice would be to focus on cash flow properties, especially in areas where you can get consistent returns, and consider Section 8 housing for guaranteed income.Also, leverage your experience in Portland to streamline processes with your new partner, and build a strong local team (agents, contractors, etc.) in OKC to make things smoother.Feel free to reach out if you need any specific advice—happy to help!

You can probably "find a guy" for cheap but they will spray everything (blow and go) and cut corners.

The auction I attended was for Gwinnett County in Georgia, which includes Auburn, Lawrenceville, Berkeley Lake, Buford, Dacula, Duluth, Grayson, Lilburn, Loganville, Norcross, Peachtree Corners, Snellville, Sugar Hill, and Suwanee.

Although this was the first time the IRS formally focused on this issue, it is now clear that the IRS will disallow basis adjustment on assets held in an IDGT.IRC § 1014Internal Revenue Code § 1014 has been a long-standing tenant of the US tax code, dating back to the early 1930’s where it was formally classified under Section 811, Title 26 of the Internal Revenue Code.

I spent every waking hour of about 2 months reading every article under the Learning section and was simply amazed at what I didn't know. 

In fact, there're several "layers" of restrictions, including "at-risk" rules, basis rules for pass-through entities, hobby rules, new (as of 2021) "excess business loss" rules, special rules for Section 179 and business interest, self-rental rules, vacation homes rules, and more. 

BiggerPockets has a section just for this, Under the BUILD YOUR TEAM tab- then select- MEET UPhttps://www.biggerpockets.com/forums/521Best of luck to you!

Section 8 is everywhere.

However, don't know why you'd want to take the risk of putting a Section 8 tenant in a Beachwood house.

All the properties will be on Section 8 (longer term tenants).