Although I am sure like all states the numbers skewed as there is much of rural Oregon that has been in recession depression since the spotted owl came on the scene and timber jobs left..

Instead of filling out the form just do it electronically, much easier and you get your number on the spot.

It will also fill small thumb tack holes if you use two spot applications.

i'd be excited to strip or sand the finish in a spot to preview what the bare wood looks like without that dark/opaque stain/finish, and would go a step further by spot refinishing to see how it looks with a brighter finish after stripped/sanded.that said, i'd also be reminded wood floors are high maintenance (ie, scratch easily even with todays finishes like varathane that claim u can skate on it!)

It's a PITA to drive to Merced, but doable, and I shouldn't need to do it much b/c it's a class A- home built in 2007.You mentioned Vallejo which is one of my favorite spots right now.

Spot on.

Spots can range anywhere from $50-200+. 

At least as it relates to investors from high priced markets looking out in the mid west rust belt ETC. the number these days for sustainable rental homes in my mind is 0.07  to 1.25  that gets you in the sweet spot of a tenant class that you can be successful with.Caveat  there are always little mid western or mountain towns or coal towns in Pa and other areas were there is 2% that are not quite as dangerous but those are the provenance of locals not something most out of state investors could find and or own or manage..

These parameters leaves you in a bad negotiating spot. 

If you go in unrepresented, have him show you the property, tell him about your situation, etc. you are putting yourself in a bad spot.