You should have a robust insurance policy.

Absolutely, creating a baseline business plan is a crucial step when starting in real estate (or any field) because it provides clarity, direction, and a strategic foundation for your efforts. 

What’s the main reason you wouldn’t buy a property I’m just interested in ways to strategize a good deal when I see one

The City of Montgomery is the Capital of Alabama with a robust economic environment that has produced multiple awards of excellence at the Chamber of Commerce level.

Maybe you could have a timber guy strategically come in and cut some of the timber down so you could get some cash and then sell to someone looking for some hunting land.  

We are TK company in Indianapolis (this is not a pitch), and have a strategic partnership with a unique company that does NOT mark up any maintenance or tenant turns...

Start small with one property, choose a strategic location, stay transparent with lenders, and ensure tax compliance.

I did some work in Corvallis and thought about investing in that area as well...just seems like Eugene would have a more robust market.

You want an accountant who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck.

Forcing appreciation is possible, but you must be very strategic about how you renovate.