I’d be surprised if this cost a lot of money

An 800 SF ranch with some busted water pipes will cost a lot less than a 2500 SF Colonial with burst baseboard heat and 3 bathrooms worth of busted water pipes.

The baths I have redone for my father in law cost a LOT more than the baths I redo on my flips.

The upstairs is rented for 250 per month (I think it's a fair price based on condition, layout, and size) and I'm considering making covered stairs but that will cost a few grand and take some time to recover. 

It may cost a couple $k, but will save you from paying the tenants electricity, and you'll recoup your money in a couple years. 

When the market was down, I initially preferred to invest in SFRs from the standpoint of having a better exit strategy and because I could buy a SFR for the same unit cost as a unit in a multi family property.

There’s no real tour involved so what I only include 3 to 4%, or do I assume same closing cost as a regular deal at 10%?

@Sezuo Daudu 150k is pretty low as most good rental areas cost a lot more than that.

I was just getting ready to post something to get advice about what is the best niche for me for long term passive income being that I have the skills and manpower to accomplish much for a lower cost or at least the same cost as someone paying a "budget" contractor (we are not a budget contractor from a retail perspective). 

Oregon is a very poor state to work in if your plan is to cover the entire state.. cost a bundle ..