But for what it's worth, industries whether small to large cap now will double down in the main bigger city then venturing 30mi towards the biggest suburb.

Joint Venture / Partnerships. 

that makes sense, I want to get familiar with the tax strategy and hopefully venture into the STR world once I move in the next year or so, let's stay in touch!

every joint venture is different .

If you don't have sponsorship, by definition you don't have a deal - full stop. in some aspects, but but I'd argue in development you have to find land and partners at the same time. you have to have a competitive advantage and local knowledge. may not apply and probably different sectors. we break development up into multiple raises like Series A, Series B, etc in venture debt and discount equity tranches based on what stage the investor comes in for higher returns it's earlier like when we are investing in engineering services etc we recapitalize and spend our money with an equity sale and recapitalization. structured finance is so interesting 

You can extend that lease if both parties want to continue the joint venture. 

I hope this makes sense.Have you thought about doing a joint venture with another investor?

I would venture to guess there have been more than 100 complaints filed with the IN AG.. but Morris filed one two on ocean pointe trying to deflect that he was a poor victim..  

If you want to shower me w/advice on my specific scenario:2x Duplexes4% Mortgage Rates / Very small loansMixture of LTR/MTR/STRActive Income (not very passive)Net Income around $24,000 in totality (however my books are a mess and am currently working with someone to CLEAN THEM UP so I can get a clearer picture)Would you a) hold; b) sell and open a franchise or other business venture ?

Your best bet is to keep a pulse on the area and fresh listings, but to otherwise venture just north or south.Focus on the areas that are more inviting and often even more monetizing, if you want to improve your chances for a short term rental permit on the Oregon Coast.