First,and before anything else, you must decide are you wanting to run a business or a side gig that provides a few homes to vacation to. 

Usually investors here will agree to let you represent them to double end the property (purchasing the fixer > flipping the fixer) it makes sense and I believe it adds to the longevity of the business relation IMO. 

As you mentioned, patience is crucial in navigating a competitive market.

However, keep in mind that Portland’s market can be more challenging to navigate due to higher property prices and stricter regulations.As you’re building your team, especially in regards to contractors and hard money lenders, it's crucial to vet the contacts you get from wholesalers or other sources thoroughly.

Most work this way: Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

I have my first opportunity to list a turnkey auto repair business in Northwest Indiana. 

This journey has been both challenging and exhilarating, and I'm eager to learn and grow more in this field.I would love to connect with others who have walked this path and to gather insights on how to successfully navigate the complexities of real estate investing.

Unlikely.80% of our landlords use Excel or bar napkins or some combo. 60% of our small business owners are single-shingle "one man bands," and they too use Excel.QBO, Waveapps, Freshbooks, Stalebooks, SloppyBooks, Xero, One and all the others are nice to have but not must haves until you have several rentals or complex rentals (such as a strip mall or something).

The “limitation” (or maximum, which I believe you’re referring to) applies to the individual / employee, not to the business.

They're often a goldmine of information and resources tailored to your area's regulations and can offer guidance specific to your situation.Best of luck with your new property and navigating this transition!