Successfully acquiring, renovating, and selling multiple distressed properties can significantly boost your returns, but it also comes with its own set of challenges.

Well no return phone calls.

If you were able to increase the value of the property significantly after the rehab, then you could bring the deal to a community bank  to refinance and take the hard money lender out.You keep all the equity and don’t have to file a partnership return for your annual tax return, which can be costly.  

The difference between a 12% return and a 16% return compounded over 20 years will make you sick to your stomach. 

I've been using this map to determine and area lately.  

Manage their properties Provide welcome gifts/ goodie bags for their guests before check in Hauling extra supplies/ misc items to return to stores or other properties--Any other ideas that I can pitch to make myself more marketable?

Rental income will still be taxed as Oregon source income, and you will also report it on your California individual tax return as part of your worldwide income.

Also there is an additional tax on the returns due to the financing. 

List price: 445,000.DP: 89,000Closing: 8900Total Invest: 97,900Projected mortgage: 2500Rent: 1700 per unit, 3400 totalTaxes: 42Insur: 263CapEx: 100Repairs: 100Vacancy: 100Total expense: 3105Cash flow: 295, 3.1% - 6.0% CoC return. 

I have an idea of an initial investment and returns I would like to hit, but would love to speak with those of actual experience to see if my numbers are realistic.