I hope this helps some and I’m sorry if I came across harshly before.  

That's a little harsh...thanks though.

The comps for houses in the area for my mothers house range from $250,000-$325,000 within a (0.5 mile radius) that being said the approximate ARV for my mothers house is respectfully $250,000 with a $30,000 buffer on either end, low end I'll harshly accept $220,000 high end I ARV potential $280,000. 

For example, our garage was built in the 1940's but the City STILL required that the concrete be tested for moisture percentage (concrete takes a loooooong time to cure), pass that testing and then we had to have a special moisture barrier resin applied by a company who specializes in that type of chemical application.

I'm not offended at all by direct/harsh opinions you may have!

The laws are changing RAPIDLY here and they are being very harsh anti-landlord.

Sorry if you find that harsh, so I'll attempt to be helpful.#1 - Never pay for anything up front.#2 - Never do a "cash" deal.#3 - Never commence without a written contract.#4 - Learn when to break rule #1, never break rules #2 & #3, understand the risk of breaking rule #1.Go consult a lawyer my friend.

Some things I discovered in my search as a newbie =)Detroit, MI - 15.1% rental yields, hip new destination for millennials, and large companies (Pfizer, Ford, Chemical Bank) moving there. 

Another harsh reality, very few people persist and give up at the first or second opportunity.

Lawmakers might have meant something else but that is how its worded and with the punishment for messing up being so harsh I stick to the 90 day buyer move in.Still though, you brought up an exception that I have almost completely forgot about but is actually fixing another problem with Oregon small multifamily that I didn't mention.