The devastated community might take years to recover (or never recover), but your costs will continue (debt service, taxes, insurance, utilities, etc.).Meeting the above financial independence requirements depends on the city where you invest.

Did they also do utilities and roads, or was that left for builder? 

Renting at FMV ensures the property qualifies as an investment while preserving its long-term utility for your portfolio.This post does not create a CPA-Client relationship.

What the gurus don't tell you is that they are comparing market rents to the GROSS amount of S8 rent on a voucher which INCLUDES LANDORD PAID UTILITIES!

Would it be wise to buy the land with cash we have or utilize as down payment to avoid PMI?

You can expect that you will be required to build roads, sidewalks, storm water control, utility taps, street lights, street trees as well as recreation fees as part of the development process. 

I don’t have a problem paying a couple grand to remove some of the just figure it out stage of learning and utilizing expertise of people that already do it. 

I am interested in utilizing space again for group meetings, workshops, and for clients who may still desire private space.  

Opt 1) utilizing our savings in the brokerage account and emergency fund and pay for it all up front. 

Let brokerage grow, tenants pay down mortgage, and save up for another property organically (Cons - slow growth, waisting equity// Pros - low risk)2) Cash out the $300k brokerage account, pay off the townhouse, start cash-flowing $2,400/mo, and save up for new investment or 1031 into multi family(Cons - cap gains tax on cash out, high Oregon income tax penalty, hard to find deals being $2,400 monthly cash flow) // Pros- cash flow, increased leverage into large investment)3) Cash out $300k brokerage and put into separate Multi Fam property, hoping for $2,400/mo+ cash flow, keep townhouse rented as is (Cons - cap gains tax on cash out, not utilizing equity PROs - increase portfolio value, higher upside with value add or rent increase on new units?)