Water heater 3 years old.

I would suggest you take a few months and watch the market before jumping in because the market has adjusted the pricing because it's hot. 

A HOT Latina image in the ad. :) 

Regarding your lender pool, are you going to residential lenders that happen to dip their toes in the water of DSCR?

I hope you or someone is at least keeping an eye on your properties for break ins, squatters, roof leaks, temperature control, frozen pipes (if in cold climate), if you have a basement and sump pump goes out leading to water damage etc.I just talked to two investors in California that have let their properties sit vacant (no mortgages so paying property taxes and insurance).

First you need to learn to separate the following:Maintenance: usually things related to wear & tear or tenant damage.Repairs: usually broken items like doors & windows, caused by tenant or nature.Capital Improvements: usually expensive things that wear out: hot water tanks, furnaces, roofs, etc.The seller is correct that Repairs & Capital Improvement items should not be a factor for awhile (ALWAYS get your own inspection to confirm).

Delaware Water Gap is more of a weekender, but can work.

Kit showers or tiling, or tiling the shower (hot mop or tub shower then tile the rest) all are different3) what is the cost to renew the floor with a LVP?

NOT Portland proper that sucks but the metro is quite hot.

They are my favorite, because they are cheap and snap together higher, which better protects from splashing water.