Do you blend your target for residential and then cap rate for commercial to find the value? 

While many MIlwaukee companies charge 10% (or a little less), they all charge for placing a tenant and various other services, bringing your blended total cost higher than just 10%. 

Are there sub-markets of portland that have a good blend of cash flow and appreciation? 

I think what I’m seeing so far in CO Springs is that it has a good blend of both tourism and jobs, so that I would have the flexibility of STR for furnished/corporate housing or vacation rentals.

Plus, they can go from a builders risk to a landlord policy seamlessly

Could a prudent investor go all in on this asset class, assuming the investments were blended across the risk/return spectrum (i.e. some low LTV or debt free, some 1st lien loans, some higher LTV, etc)I'm asking purely regarding a passive investing style, assuming no directly held real estate but rather only a syndication model as a LP.

Offer that you have decided to go in a different direction with the property and that you wanted to give them as much notice as possible to allow for a seamless transition to a new location. 

The whole process is seamless.

I find a 70/30 Cotton/Poly blend in a Percale weave are the way to go.

Be sure to understand what those are as compared to sending funds back to Vanguard for making more traditional investments.The IRA LLC will make any investments more seamless and eliminate any 3rd party fees.