Do you use the historical selling prices to inform your offer?

I still believe total return should be the measure even though I historically have made orders of magnitude more from appreciation.  

Certainly not by liquidating their retirement accounts that just suffered an historic drop in value.Do you feel that Oregon’s bias against landlords is a temporary fad, or a permanent change that may even worsen over time? 

it is technically a real thing but very rare, and there is plenty of historical data out there that shows those who have less skin in the game are at a far greater risk of default by a factor of 5-7x.

That is not a benefit for you, nor any kind of evidence that they are worthy of becoming a resident.That issue aside, I would not allow someone with a recent eviction on my property unless the "unfortunate circumstance" was unlikely to recur AND they otherwise have a strong historical track record of making payments AND they would put down a very large security deposit.

Also, you are not buying at a premium and can allow the property to appreciate if that said area is historically improving. 

Plumbing is historically one of the most difficult things to fight since age and the structure matter so much and it is nearly impossible to pinpoint one issue that caused the damage. 

Investors with 10 high quality rentals have historically turned out to be richer than the slumlord with 30 units. 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Market Appreciation is the least predictable, but historically, where you will make the most money.