The market is red hot right now and you can easily make $200k or more in that area with retail transactions. 

From what you stated already, $78,000.00 is a ton of money for an Inexperienced Contractor, and for him to say it would "really set him up", should be a huge red flag, especially on your first HML Loans.

In some areas, the Redfin agent is working a very large area and unlikely to be available to be present for all showings.On a different point, if a buyer is searching for a home on Redfin, the Redfin listings show up at the top of the list and they are highlighted in red. 

owner occ resales and new builds are still red hot in Oregon.. 

The program is terrible and all the agents around town know it & are bold enough to put in writing that they rejected her offer because of the reputation of the lender. 

Does anyone have experience with a twin duplex (pros& cons, red flags to look for, etc. ), meaning one duplex attached to another?

If someone gets their application in first are they automatically legally allowed to sign the lease (even if there are other red flags from our in person meeting?)

Any red flags with the HOA?

It's always a red flag if a renter pays the first and security with a Credit Card!

Of course, cap rate doesn't matter because this is a residential property, but it's a bit of a red flag.