States like CA, NY, CT, NJ, MD are notorious for high sale price homes, higher taxes and hard to cash flow.

They don't all offer the same servicers (default management, document services, tracking of taxes and insurance, escrows, etc.), but I am with you that communication and competency are key.

something that seems to surprise new investors is that transacting real estate is expensive.in Pittsburgh transfer taxes are 5%, usually split between buyer and seller. 

Prioritize properties with strong rental potential and set aside reserves to handle unexpected costs.Finally, familiarize yourself with tenant laws in your target market, especially in Portland, and consult a real estate-savvy CPA for tax efficiency and legal considerations.

For example, I have two STR high-income earners (making 140k & 150k) in Joshua Tree for sale with low expenses, where the sellers will stay on to manage it.Making sure you are keeping as much as possible from the tax man is a huge component and to do so you usually have to invest it.

Also assessment never picked up those multiple sales and the parcel was being taxed at 8 acres. 

Assume my marginal income tax bracket is very high, and mortgage rate is 5.25%.

This should include potential rental income, expenses (including property taxes, insurance, maintenance, and potential vacancy), and your expected return on investment. 

Trailers don't go up in value like conventional houses.In my opinion to get the true benefits of buying mobile homes you want to own the land underneath them.

If you need financial help, ask under the "Finance, Tax, and Legal" forum.