We would like to bring 30% to the table loan amount of $297,500.

My concern is how they are producing bread on the table, today, not some future retirement strategy. 

It takes ~1 day to do, but no need to pay the fee and file the paperwork until you're a couple weeks out from the closing table.

Certainly with an older building that has been mom and pop managed for 30 years, there are plenty of opportunities for improvements that don't necessarily equate to added value (hot water heaters, French drains, new electrical service, etc). 

She brings a lot to the table...  

However my biggest fear is that I leave a significant chunk of money on the table (or worse, I over look something that causes me to have to OWE taxes).

They did respond one time and when i went there, nobody answered the door; while i was there i noticed the property was 95% empty with some trash laying around and and end table here and there. 

What value do I bring to the table for them to focus on me more and make the extra effort? 

Aside from financing (my own primarily, but also potential partners/investors), I have a legal background and other value-added skills to bring to the table in any deal(s).Looking forward to continuing my learning and building lucrative relationships with many of you!

Investing in the Portland area is off the table right now because house prices have gotten pretty insane IMO.