. - For reference, you can get a great turnkey at 8-11% cap rates right now, with appreciation potential, and with tax benefits.

If you have used any, can you describe the benefits and downfalls of using them?

I would then live on the second property for the two years as to avoid paying taxes on the gain.  

I'm also not crazy about owing twice as much on this property because I have some tax benefits if I sell it within 3 years since it was my primary residence.  

I know that modular and paneling construction are becoming more popular, especially since hotel buildings benefit specifically from same-hotel-room modular construction.

The highest offer wins, and you cannot back out of the offer once you've made it.Finally be wary of immigration laws and health insurance/benefits.

This benefit doesn't "get cancelled out" through an IRA or 401k; it's just that (unlike non-retirement account entities) these vehicles don't have any taxes to pay in the first place.

You need a place to live no matter what, and I can't imagine rents are very cheap in Portland, so you're usually better off at least having the benefits of a little tax writeoff and mortgage paydown while you own, plus being able to paint the walls the colors you want, etc.I'd hang tight if I were you, see if your market goes up a bit more over the next few years (which I personally believe many will, just my professional opinion,) and try to refi and dump your mortgage insurance (assuming you have it) as soon as possible.In the meantime, hang onto your $50,000, keep growing it, and wait for the right deal.

Matthews IVWhile there may be some benefit to have someone that's got a local presence, your tax strategies are going to be determined by your overall tax profile.  

If you gain advantage by letting an agent double-end a deal, then that agent is not being ethical.