It helps to define why you are working so hard so that you can then put in place a strategy with actionable steps to align with your values.

If any of you have insight into local rents feel free to align my position with reality if it deviates from it in a consequential way.  

This is doubly true if you will be going the turnkey route or hiring a property manager - if you want to invest in C/D areas because your research tells you that's what aligns with your goals, make sure it's in a market you can manage yourself (an hour away or less by car).

I think you just need to make sure your goals align and you share the same business values, and the little things will work themselves out.

My annual contributions were excluded originally from my taxable income on my Federal return, but taxed on my California return because that state has not aligned its HSA taxation with the Federal tax code (as of 2015).

It doesn't sound like the sponsors interest is aligned with your interests.

New to Oregon and seek to align myself with a low cost (of doing business/split/etc.) brokerage.

Align our interests (for a change?).

Long term goals are aligned and I have no reservations regarding decision making or our ability to define the partnership roles.

If you will be ready to rock in a month, what the heck- why not start making offers and include a closing date that aligns with your schedule?