In Oct , when a lease finished, nightmare began.

I documented everything but had it fully repaired (the concrete is not yet finished).  

If you've put nicer finishes into yours it will rent higher than units with similar beds/baths but not as nice.

If it requires anything barely beyond a broom sweep and light dust we have cleaners come back in and finish the job at the tenant's cost. 

You may need to use innovative tactics and investigate other funding sources in order to attain such quick development.

I personally think curating a space is important, some of our top producers have been very small and 'basic' spaces, but we presented them with IG worthy decor and finishings.

This material is often actually 2x4 in dimension so when working on a rehab make sure to pay attention to how your surfaces finish out due to the difference in actual thickness and depth.

We don't necessarily need to cash flow, we're just looking to leverage the 2.5% rate and hopefully benefit from appreciation and having someone else finish off this mortgage.

Just depends on the finishes and location. 

In general, oceanfront or view property along the Oregon Coast is still attainable for seasoned investors.