You'll need to get creative, either through house hacking or some sort of value-add or STR/MTR or student rentals if you're near OSU.What Oregon lacks in cash flow we make up for in appreciation.

Based on my market analysis, $2,100 seems reasonable for a 1,711 sqft condo in this area with a lack of apartments.

I was not able to get it fixed last year due to lack of quality contractors.

The proposed changes would allow a duplex, triplex, or fourplex to be a (P) Permitted use in all single-family zoning districts: With Reno's significant land constraints and overall lack of inventory, I believe ADU's could potentially provide more affordable housing for tenants while allowing investors to be more creative with their properties. 

I also pulled up homes on Dutch Creek St and a 5 bedroom 3 bathroom 2,375sq ft home is quoted on Rentometer as $3,612 with a +/- 12% range (due to a lack of comps) on a 24 mo look back and a .75 mile radius.

The quantity of good leads from other sources is way down due to the lack of inventory in my market.  

I understand the thought process behind these remarks, but they reflect a lack of experience in what it takes to be a successful Landlady. 

The property is a bit older and back up to a main road so its been a lot of ongoing major expenses over there, plus in a normal market it would be less desirable but the lack of inventory may keep the price relatively elevated this year.  

I do own one long term rental if that’s relevant  Is it purely based off the asset or does my experience (or lack thereof) disqualify me from anything? 

It’s brilliant, I just can’t work out the fine details because of my lack of knowledge on specifics on how mortgages are regulated.