Even if you aren't into creative finance, stay away from rough neighborhoods.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Even with a bump of $200 in rent.

Is just the fact that no garage could be a no go for some buyers enough to build it even if it only raises the value by the actual cost?

You could trim your expenses by eliminating property management - you can absolutely do this yourself on a 6-unit, even as a newbie.

Or should I use the new Oregon address for the LLC even though I don't yet live there?

Assume break even cash flow while rented which includes a generous $600/mo repair fund. 

Even minimally.

You may need the money the day of the sale or even up front in some locations , while you may not get the lien or deed for 30+60 days after the sale. 

I didn't like killing stuff I didn't have to, even coyote or wolf.