Seems when a property is in the borders of the major city limits, they add on city tax in addition to county tax.

You might be wrong assuming tax benefits on either or both ends, and the cost of such benefits (if available) may be unreasonable.I should add one other thing: advising your seller on her tax benefits exposes you to liability.

I think the watermark on pictures is a good idea but I would add that to protect yourself in future you may just want to post your own add on Craigslist.

Then add on probably another $6k for roof and gutters and another $15k for new hvac systems andDucts for all three units.

It would cost $100,000-$130,000 to covert it standing still, or if you need to add on costs go up quickly.

You should be aware that they have many add-on services that will be offered to you. 

So if your spending 200k a year on sales tax items you save about 14k a year there but the income tax is top 3 highest and property tax's probably in the middle then you add on Portland metro special tax's and its NOT tax friendly at all in the least but still Oregonians will retire in Oregon for some reason . 

or could you add one. 

Great advice so far but I would add one more piece on top of what Steve said and like what Steve said, it is a great benefit that you are a traveling nurse. 

That is more than an 8% cash on cash yearly return for an $8600 add on, which is my minimum number when renovating or improving a property.