@John Woodrich  have to keep in mind this is semi Rural Oregon.. and Oregionians if this seller is one.. move at a completely different pace than most of us movers and shakers in the industry..

I am invested on a semi-long distance property in LaFayette, Indiana (Purdue University).

My wife and I are currently renting out our first 3 rental properties that we have semi-passively acquired over the last 5 years. 

It is currently zoned R2 which would allow for single family, semis or a duplex.

I am looking into an option I heard about but need to research more before I can speak about semi-intelligently.

There are three price models I've seen from various companies.1. 10% of rent, $250 to find and place a tenant.2. 12% of rent, $300 to find and place a tenant, $160 per year for a semi annual home inspection.3. 10% of rent, 50% of one months rent to find and place a tenant, $160 per year for a semi annual home inspection.The big company in the area offers the second two options, and the smaller companies offer the first.

CPAs probably don't like it when said mutual clients semi-jokingly ask if they can depreciate a light bulb or plunger (I already know the answer is "no"), but it sets the agenda of "depreciate anything you can possibly depreciate, unless it's going to trigger an IRS audit" clearly.Depreciating $10k in a given year, which might save $4k come tax time (each year for a couple years), is the same (if you divide by 12) as reducing your interest rate on a $500k mortgage from 4.5% to 3.375% (comparing monthly P&I payments), or doing something else to increase your cashflow by ~$300/mo.

@Steve Osowicz Sports complex sounds like a project which would require semi-active management and comes with extra dose of liability (could be wrong on the latter point).

I  was obsessed about the ceilings in one house, where all the popcorn ceilings (1500 sq. ft) were painted green and brown semi-gloss.  

And even from "semi wholesalers" -- people who don't have a listing agreement to sell a property but talk to a owner, see if they'll sell...