I define the exact name and age of each pet. It

. $477.15 x 12 = $5,725.80 (how did you arrive at $20,040.00)?

I think taking Jeff suggestion about the appraisal will help us arrive to a more accurate ARV. 

@Randy JohnstonRandy thanks so much, the first thing I will do when I arrive back to Portland is get involved with NW REIA and Rarebird.

Further, if I know to expect "bumps in the road" I can at least plan for them and have a checklist in place to mitigate them should they arrive.

I'll sign the petition for an Android app!

She will trust what she writes more than what you put down on paper.Once you have arrived do at the framework of a deal, list out a simple list of terms in about 6-8 line items then a list of documents that will be required and tasks or conditions that are to be met be each party. 

They didn't arrive at the conclusion that they wanted to invest in real estate because they had an abundance of extra cash and nothing to do with it; rather, they went the route of the 9-5, 5 days a week, work until retirement (when and if that ever comes), and then came to the realization that they had to do something different.

Depending on your investing strategy, you may want to find something"just in front of" development, or invest after it has arrived.  

It's easy to jump ahead to solutions and not do the hard analysis of studying the problem first to arrive at a solution that correctly answers the question.