But they have the affordable priced properties......in comparison to the top non affordable states in the union. its also forcing us local guys out to the Andersons and kokomos too because we cant compete with the large funds bank account.

Start small and aim for properties that cash flow well, even after accounting for taxes, insurance, and repairs.Most importantly, keep taking action!

Well one thing that is interesting in regards to Earnest Money is that you take a place like Ohio, I'd imagine it's the same in Oregon but in Ohio the Division of Real Estate regulates the activities of real estate brokerages and their trust accounts but the Division of Insurance is who regulates title companies.

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

@Chris L.Thumbs up for catching your accountant's error! 

How much is reasonable for management, accounting, and rental commission fees?

Sounds like its time to sell since the HOA fee just doubled which usually means the HOA has not been managed properly and failed to build a strong reserve account.

Quote from @Victor Tofilski: @Joe VilleneuveThe other unit was a unique circumstance the tenant only needed a place for 6 months before he moves again so I gave him a different price to account for future vacancy.

its crazy how he has put accounts in here with only 1 post to talk positive about pace morby's mentorship, this guy is such a scam and I am not the only one exposing him... 

Following this exchange, and after a few more callouts from Melanie, you appear to have downgraded your account on BiggerPockets, and gone inactive coming back only recently to respond to Melanie's post here.