As with other residential zones, it requires review and conditional approval of supporting community facilities with greater traffic generating characteristics than the basic allowed residential use.

Then do a Google search for "Forced Traffic & Conversion" and read the articles.

At that point, a number of reputable companies should be willing to bid the project in person, and if your rough guess is way off, you can renegotiate with the seller, or back out of the deal.Pursuing off-market property is definitely the best way to find deals right now, and I would argue those sellers may be even more motivated at this time (market uncertainty, reduction in showing traffic/potential health exposure, etc).Finally, approach your investing similar to a "batting average".

@Wes Blackwell Congrats on the open house traffic.

Have a 13-15,000 Vehicle per day traffic count.

We were expecting the traffic to be a little slow because of the holiday weekend, but we figured we didn’t have much else to do, so we might as well hold an open house.

When you are zoomed all the way in, you are only looking at what's going on this month, which tells you a lot about how many houses are sold in specific price ranges and/or how many showings sellers received, and how many listings pended, which tells us about current demand and foot traffic.

The not so obvious ones like folks who build, install and maintain traffic signs and signals.  

Fisher investments moved all 600 of their employees up from The BAy ARea and located in Camas Washington right across the river from PDX>  If Oregon was more business friendly I am sure Fisher would have landed in the Oregon side of the river.But you can be down town ( no traffic ) in 15 to 20 minutes and downtown Vancouver is only 10 minutes from down town PDX.

We were really wanting to go with a wood laminate that could stand up to the traffic and abuse of a long term rental.