Management fees- free rent in exchange for licensed agent living in the community and coordinating work orders, etc. $288,000 income - $199,600 expenses without management and landscaping = $88,400 / year or $7,366/month. 

Just make sure to properly allocate the purchase price between the rental and residential portions and keep clear records.

While you can't force them to complete it, it’s a helpful document to have.If you’re looking for more landlord-friendly areas, you might want to explore options in Clackamas and Washington County, outside of Portland proper.

Proper has gone up to $8500! 

Having a washer and dryer will attract more tenants and reduce wear and tear on the property when you have turn overs...and ensure they are properly connected.Ask why they need to move in quickly.

I need to learn how to leverage equity in my property, how to improve cash flow, how to improve my property, understand book-keeping, create the right structures to limit liability, create the proper structures for tax, and learn how to find deals.

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

I need an accountant that know how to properly depreciate assets. 

To answer some of your other questions in general about Huntsville, there are almost no basements here, and you never want a pool for a rental unless its an STR, which are now forbidden here without proper zoning and permitting.  

So, if things do go sideways, it's much harder to negotiate your way through.And, provided your loan is structured properly and closed with a competent title agent, I see no greater risk working with a private lender than with a traditional one.