They provide excellent, practical advice on every aspect of MTRs. 

Excellent mini-Bar!

Regarding adding the bedroom, I think it would be an excellent approach if you could keep the layout functional. 

Some sort of management courses would also be useful RE is not only managing a physical property but tenants, handymen, skilled tradesmen, etc.

Excellent insights @Clayton Silva.

(There are other ways to obtain/develop that evidence - such as using certified mail or my “practical advice” below.)In your case, because your friend found the letter inside the mailbox of the last known address, you now have specific evidence of having mailed the letter “…by first class mail, to the tenant's last known place of residence” - “Unless other arrangements (had been) made in writing by the tenant…”Again, in my (non-lawyer) opinion, you’ve complied with the letter of the law as to your concern - “Unless other arrangements (had been) made in writing by the tenant…”[Practical advice: Where I self-manage, in my “Notices” section of the lease, besides my physical address, phone numbers, etc for notices to me, I provide two email addresses for myself, and state in that part that email is my preferred method of communication.

Portland has a thriving real estate community with a variety of clubs, making it an excellent location to learn and meet possible partners.

Excellent!

Excellent solutions!

I think your idea of trying to buy it yourself is an excellent one!