Don't be just another vanilla (forgettable) $190 ADR listing with cell phone pictures, no SEO and the same hot tub and fire pit as everyone else. 

Whichever route you take, with the capital you mentioned, you have the opportunity to diversify and build a great portfolio.Hope this helps!

Thinking my cell phone is not working and maybe I missed some emails, I went back home to check my emails on my laptop and did not see a single email from them.

Please let me know: 1. your opinion of my proposed schedule, 2. your experience with HML and SOW, and 3. most importantly the changes you would make to my schedule:SOW: Initial down payment of $1000 or 10% (whichever is lower)Demo, order and pay for materials needed for items to be completed before the first drawDraw 1: Foundation, Ext framing, mold, pest, trees, septicDraw 2: Roof, waterproofing, int framing, siding/brick repair, ext HVACDraw 3: gutters, concrete, plumbing, subfloor, ext electrical, ext trim, sheetrock, insulation, int HVAC, windows (I was told these take a while to get delivered but my thought is is framing, ext repair/trim are complete these would be a good time for them?)

You should have the cell phone of anyone you deal with regularly and they should have alternate points of contact if there's a conflict that keeps them from handling your file personally. 

I've made it really clear to him that I am 100% good with whichever direction he wants to go, but listing it on the market will likely cost him money. 

I’ve also considered a 203k loan for whichever asset class I’m able to get the numbers to work with, and over the year or two I live in it, I’d continue adding to my savings and building equity so I can use that to put down on another property afterwards.

Senate bill 608 for referenceIf the specified ending date of the fixed term is within the first year of occupancy, landlord may terminate withoutcause by giving the tenant 30 days’ notice prior to the specified ending date for the fixed term, or 30 days priorto the date designated in the notice, whichever is later (90 days in Portland and Milwaukie).

I seem to remember having a hard time with basic things like getting a cell phone. 

It’s probably a better deal to buy an umbrella policy and lower the building liability to 300 or $500k (whichever is required by the umbrella company).You are more likely to hurt someone personally than your building is.