Oregon a much smaller state has changed dramatically and I think most old timer Oregonians would say not for the better. 

We are finding out that the rent rates are also going up dramatically right now.Probably more importantly, we have been cash flowing on the property so far.

Lumber prices have dramatically declined since reaching an all-time high in May - as much as 50%. 

Maximum loan amount for preapproval would then most likely be 95% of an appraised value of 440k for a conventional loan, or if you've gone > 3 years without buying a home you'll qualify as "first time" so 97% LTV would boost your appraised price range to 733k. 

Many times sellers will leave out items in the expenses to boost the cap rate.Briefly looking at the monthly expenses I don't see anything for property management. 

The boost I needed to get started in RE.Always try to provide value and you will cross paths with yours.

As I'm sure you do, I have several clients who recently purchased in SE Austin and it will get a nice boost once a good commercial shopping zone is established.

If you're working with limited clearance the costs may rise dramatically.

My accountant, Greyson Tax based out of NY helps me with my properties in Columbus OH, they can help "boost" your income or "decrease it" using different business formations, rentals, depreciation.

I tried to help her refinance and take some of cash out, but I have too many student loans which will raise the mortgage dramatically.