Why does having a PM mitigate liability? 

Doing so will help mitigate the risk of getting into a property without knowing all of the issues, good and bad, about the property.

The other item I would consider is whether you can add value (increase revenues and/or decrease expenses) during this time period that will help mitigate the rate change.

With 30% down the risks are mitigated!

Some investors prioritize rapid growth and are willing to accept higher mortgage payments intially, while others prefer to make cash flow king and opt for smaller loans to mitigate risk.

I do not know Portland so I can not answer that question.What We Are Doing to Mitigate High-Interest RatesCurrently, clients are obtaining pre-approvals for 25% down investor loans at interest rates ranging between 7.5% and 8%.

If you bought is as a house-hack, you will only be able to refinance after 12 months due to the new Fannie Mae/Freddie Mac guidelines so you have time to make a decision.The amount of down payment is a lever to mitigate risk or increase leverage.

My main concerns about Florida include: Chinese Drywall (very toxic; found in older homes); HOA Restrictions; Lots of people/crowds; sinkholes (properties sinking into the ground); Red tide (dead fish found on beaches due to algae bloom); Homeowners Insurance costs (w/older roofs); Mold; Hurricanes/Flooding , New construction (not always built to quality)... these are the most common issues found in the Florida market.What zip codes would you recommend for a single family investment property under 300k to mitigate these concerns? 

Discussing a fair resolution with the renters could mitigate any potential legal ramifications while maintaining a positive landlord-tenant relationship.

They are there to knock out the scope and mitigate risk amongst numerous contractors.