@Bonnie Low,Conventional custodians (Vanguard, Fidelity, Schwab, Merryl Lynch, and the like) will not allow real estate investments in an IRA.

It's also a tough market in some areas especially if you're trying to buy limited inventory and you'll have to keep putting in offers.

To say Oregon coastal housing inventory is limited would be an accurate assessment. 

Both markets have been operating on record low inventory levels for about 2 years.

Extremely high taxes and maintenance costs plagued by huge inventory sitting in the market. 

It'll tell you a $500k conventional mortgage was recorded in July 2021, you can infer from the ownership record that it was a refi (same owner before/after), and you can ballpark that rates were around 3%, assume it's a 30YF, so the balance "should" be X, but you have no way to know if they made a large lump sum payment, pay extra each month, etc. 

.- Your out-of-state investor agent should have plenty of recommendations for local contractors, lenders (conventional and hard money), property managers, etc. and be able to identify appropriate assumptions for your analysis (e.g., appreciation, vacancy, rent estimates, etc.).If you have questions, feel free to PM me--happy to help.

If you get a conventional/bank portfolio product, they're basically going to ignore the LLC and underwrite you/your wife. 

Here are some insights into loan types and potential programs that could be advantageous for your situation: FHA Loan,Conventional Loans with Low Down Payment,Local Bank Programs,Grants and Assistance Programs,When exploring loan options and assistance programs, it's important to compare the terms, eligibility requirements, and overall costs to find the best fit for your financial situation and goals.

When it comes to a 3.5% fha vs a 5% conventional, I personally prefer the 5% conventional because the PMI automatically drops when you hit 80% LTV.