I have no idea about Oregon law, but based on what you wrote, hire an attorney.It's never a good idea to do it yourself in anti-landlord locations.

Build an SMB on top of your real estate (the reverse of #2)Short-term rentals and high owner-participation real estate businesses can have great returns.Obviously not for you if you just want passive RE.We are in the deep end here, where each case should be judged on its own facts and merits by your CPA.You should hire a professional to review your particular situation before you make an investment.

It appears that the electrician comes to change one plug, and is then hired again the next week to change a plug in another part of the building.

The city has and will always have potential, but they need to hire/elect outside people to run the city like a business. 

You need to hire a PM, co ASAP, 

Hire the right contractor, and time boxing.

You can't hire inhouse for what they are charging.  2. 100% of first months rent is high. 

Don't forget to familiarize yourself with local laws and regulations; hiring a local attorney can help navigate the legal aspects.

I recommend hiring a Bookkeeper who is Independent of the PM and knows what they are doing because if they PM is doing weird things they can catch it and have no care if you fire that PM. 

That said, people say it saves maybe 30% vs hiring a GC, and it might be even more for that in our case, hard to say until we're done.We've had good experiences with the RWC bldg dept, inspectors are nice and helpful.