Yet it is something that even the moderators are unlikely to see.

I don't know this firsthand, but I know people in NC that are cash flowing with moderate down payments.I live and operate in Ohio, feel free to get in touch if you have more specific questions.

I've been out of town but hoping that the roofer has taken advantage of at least two moderately warm, sunny days to knock the roof out. 

The home was not too far from an Air Force base so I thought I would have moderate vacancies here/there.

Here in Indianapolis we are seeing REO's located in moderate to good neighborhoods go at or near list price.  

A mastermind panel is a group of four people that are in a particular field and a moderator will ask questions of them while everyone gets to listen in.

I have some capitol to invest, but it would put me under a moderate amount of financial stress.

BP has always provided a lot more value because it's a real community that is well organized and  well moderated.

Does anyone have recommendations or suggestions for general contractors and architects with experience dealing with the city of Portland for a moderate size project like this? 

For others reading this in the same situation as me, there are a LOT of syndicators out there that also work with "sophisticated investors", which many of us with a moderate amount of real estate experience might qualify for.