If you plan to expand your portfolio, starting with a 4-plex might provide a stronger foundation for future investments.It's also worth consulting with a local real estate agent or financial advisor who specializes in investment properties to get personalized advice based on your financial situation and market conditions.Best of luck with your investment!

Have you talked to your current HML about rolling over your current loan into a new loan based on the work/improvement already completed?

Demand will be lower than those closer to Portland or Bandon for its destination draw. 

one thing you should look at is what are the capital market drivers in the market. in our market housing, mixed use with restaurant and retail, higher density infill, affordable housing, etc. also look at fast track rezoning which is typically for affordable based projects. that's what I'd recommend.

That is where we don't meet the residence requirement.Looking at the partial exclusion, based on the residence requirement of each living in the residence for 24 months I calculated this:(24 months[me] + 12 months[spouse])/(48 months) = 75% partial exclusion = .75*$500,000 (married filing jointly) = $375,000 exclusionAm I thinking along the right lines?

Quote from @Jim Doyle: Ask.It is very common to offer a price, then negotiate repairs or price reduction based on what you discover during the inspection phase.

Is this out of personal experience or is this just based on observation of the marketplace?

Hey mate,Sorry to hear about your troubles.I've been offering "true" turnkey properties for 10+ years now and have many scars to prove it.There has been and still is a huge stigma surrounding the industry and rightly so.The very best rated in the industry sometimes get blasted on the forum.Like with any business that has stood the test of time, we have had our fair share of successes and failures.We have done very well for many investors and could have performed better for others.Many times, we are to blame and other times it was the investors fault IMO.One thing I have always claimed is that we don't steal, cheat or lie and my team and myself work very hard and always make decisions with investors best interest at heart.Personally, I believe that folks that work hard and do their best shouldn't be crucified for an honest mistake when it happens.But, I guess others aren't as reasonable when it comes to such situations and I don't judge them for it.I take the punch on the chin and still continue doing my best.Over the years, I have made millions and lost millions but only blame myself when I loose.Not others.Also, I've always preached to start slow and only use cash which has cost my business 90% in sales volume.I just don't believe that investors should use leverage when first starting to build their portfolio.Reverse engineer and base all real estate, business and even life decisions from a risk analysis worst case scenario standpoint.If you believe that you can absorb a worst case scenario outcome, then pursue the opportunity.Build a strong foundation with cash owned properties and gain experience first."

Yes, many appliances are switching to card-based payment systems.

I have skiptraced over 1,000 names and my partner and I cold called most of them and have also sent out thousands of postcards (which were carefully targeted) A majority of the vacant leads are owner occupied and were never vacant in the first place, based on what the owners told me.