I'll work with you, but I need you to sign a buyer agency, working with RE agents pamphlet, and get a pre-approval from a lender (I've got some good ones).My work e-mail is in my profile.

That said, if you pay a higher APR on your Buy/Hold, it stands to reason you will NOT have punitive prepayment penalties (e.g. a 10-12% Int Only loan on a Buy/Hold with no prepayment penalty).  

After the term, the tenant would have the right to purchase at a pre-determined price, or leave.

the only way to buy a pre foreclosure in oregon is all cash right?

I hold a Pre-Law Degree (History Major/Political Science Minor).

I have four rentals purchased Apr, Nov, Dec 2016 and Apr 2017.

In a pre foreclosure stage.

What makes it difficult with the hard money or most portfolio lenders is the fact that the high APR blows the 50% / 2% rule out of the water. 

Set up a pre determined amount of money ..say $2.34 and perhaps one other deposit in the same dollar range say for example 1.89.

If you're working with a lender, you should be making an offer contingent on obtaining financing and submit a pre-approval letter from the lender with your offer.