Idiots with cash overpay and it prices out the smart investor.You'd have to acquire properties at the auction/sherif sale level. 

I agree Napa Sonoma  are on a completely different level than Willamette valley. 

You also run into a whole other level of fire ratings when you go to 5 stories. - if the city water pressure is low in your area you might need a fire pump which could double the cost of your sprinkler system.

If you mean maintenance, people find a trusted contractor.

Here are a few strategies that might help you:* Traditional Financing* Hard Money Loans / Private Money* PartnershipsUltimately, the right choice will depend on your comfort level and financial situation.

That income level tells me there is no room to move rents.  

Do you prefer to have an open "application period" to collect applications and then make a decision based on the "most qualified" or do you take the first qualified, even if on a personal level they put off some red flags.

Gather data on comparable properties, their rental rates, and occupancy levels to present to lenders.

I am interested in pursuing the legal structure of creating a land trust that owns the investment property and the land trust is within a WY LLC.I have spoken to NCH, but I was wondering if any of you have recommendations of other companies that can help setup this structure for houses outside of WY.Thanks in advance**I am NOT looking for comments on why this is useless, unnecessary etc.

It might be worth finding a trusted tax professional who understands your needs and can help you avoid bigger problems in the future.