Oregon covers a vast territory but the optimal areas for Muti family property investment is fairly concentrated.In the past two years we've supported about a dozen multi family investors (primarily from out of State) acquire assets throughout Oregon.

You could quickly get into fraud territory here if you're not honest about everything. 

The expedition into these territories, however, mandates a vigilant approach towards risk assessment and a deep-seated understanding of the geopolitical landscapes that may sway trade relationships and market equilibriums.Empowered by Knowledge-Driven Decision MakingNow, more than ever, the essence of informed decision-making cannot be overstated in its role as the bedrock of investment success.

The questions you ask are good ones, but they cover too much territory to answer in an online post.PS.

Namely higher rates.And if your actual dscr is below 1 then you're in negative cash flow territory. 

Hourly gets into fun "employee" territory, which I would not do. 

Have you ever run into a situation where the essential repairs bumped the Price into “not a good deal” territory?

I had not even considered those territories. 

Also my friend live nearby said the property is in a drug dealer territory.

While still technically in seller’s market territory, inventory is well above extreme lows seen in recent years and has held steady for many months now.