Tenants don't do ANY work on your properties, never a good idea. 

I think the numbers will far out perform a REIT even with a mediocre deal.

The PNW is a great market with tons of opportunities!

You can even do it on paper if you don't want to pay a few bucks for the business version of TurboTax.That said, I hope your intention to run your flips through a C-corp has been discussed with your CPA.

I have been a carpenter for almost 20 years.

As a GP I do not want a lot of headaches either.

It may seem trivial for $3-4K/yr, but just consider it as a necessary action to be able to sell one day, otherwise you're likely to be in a serious bind later. 

I have a good 10-15% down lender on rentals. 4.

This massive project, which has already seen a $3.7 billion investment, remains one of the most significant economic development initiatives in central Ohio.

With most of the investors buying in 2021/ 2022, doesn't seem like a consistent message.