Hi Paul, it all depends on your comfort level. 

You generally would find that depending on what deals you have at the other end of the table best helps decide this answer.

If so thatd be entirely product dependent.

It depends on a lot of factors; primarily the local jurisdiction rules that may limit lease changes (in Portland/Oregon rent, security deposit, screening fees, an no-cause evictions are heavily regulated).

Many of also argued that forcing out many STR's will impact our tourism revenues, which we're very dependent on, as many travelers won't come here if they have to stay in a hotel.

There's many other options in real estate such as syndication and note investing depending on your level of involvement. 

When I looked at prices recently they look like they've gone up quite a bit but I know they vary a lot depending on the neighborhood. 

It depends on the type of lender, the broker is using.If a broker is using a wholesale lender, they make their money on the back end side.

@Kyle Carter  We love renting to Section 8, however depending on the size of the property you may not be able to realistically rent to 100% section 8.

It  really depends what you value.