However, my previous employer has what I consider to be one of 'THE BEST' 401(k) programs out there.

I have read a lot about the programs and Keller Williams is watching this very carefully.

My agency also does not have a training program at all.

Not to mention the headache of dealing with government paperwork and employees.You may also have trouble getting an offer accepted vs. a comparable offer with a standard commercial loan. 

wholesaling as taught by gurus is not legal in Oregon that's one issue.but for meet ups  check out @Mike Nuss program  Rarebird.. lots of good investors attend this .

I'm heart broken right now cause sellers just decided to cancel the house right before the closing, our closing supposed to be on September 8th and I'm really sad depressed right now, agreement were already signed by both buyers and sellers the inspection were already done even the bank said okay to buying the house. when we asked the sellers why they canceled the deal they said because they has to pay IRS 40k and Government blocked the deal and they can't sell itis there anything I can do cause we wasted 3 months of time and $200 for inspection and we'v also did the insurance for the house.

It depends on what market, but big trends or large employers moving to area or adding plants, colleges adding programs etc.

@Greg Bohn yes as @Angela Smith mentioned, That is how the local government will tax the property.For a very general example, If your tax value is $100,000 and the local tax rate is 1.2%, then you will be taxed $1,200 for that year.

Look for another investor in your area, show him/her the unit, and get their feedback...what do they see that needs repair.Talk to the local government. 

Besides the traditional government authority routes, I really liked @Lee L.