I will be in Miami for the eXp Shareholders conference 10/26-10/31 if anyone wants to meet-up. 

And you would "rent" your investment property to her (arms length transaction defensible because she is a related party).

Connecting with local real estate investor groups, attending meetups and conferences, either in person or online, can give you advice + support as well!

And it probably took him 25 hours a week (100 half hour phone calls every 2 weeks) for one coaching and another 5-10 hours a week in preparation and content creation and 10 to 20 weekends throughout the year presenting at conferences to get students to coach.  

This approach maximizes the building value for depreciation while remaining defensible to the IRS, minimizing the risk of flags.* This is not tax advice

They went belly up and now are getting personally sued. someone sent this to me the other day that I posted in another group as well: Document List (state.ny.us) - I will also add I am in note investing and a famous guru who now has around $2M +/- in judgments against them used to have large conferences and would charge for it.

Engaging with other investors, agents, attending meetups/conferences in the area will definitely help you grow your network. 

Also, networking with local investors or attending meetups/conferences in Portland could provide valuable insights and accountability as you move forward.

Going to meetups and conferences in a market you live in or are interested in investing in is always a great way to get a good sense of what it is like investing there and seeing how your property could potentially perform.

The other part of the 15-35% you can earmark for deal #2.The ability to buy is the primary way to invest, the defensive primary way is never needing to sell or do anything.