Just to make sure we have all of our bases covered, we've also sent a certified lease termination notice effective for her scheduled move out date just in case for some reason her lease falls through we won't be delayed any longer.  

Many landlords are very concerned over the effect of the new Oregon law; 608.     

Many owners of these types of properties are accidental landlords who ended up putting in tenants during the downturn because they were underwater and now want to sell but they do not understand or refuse to understand that the tenant being in there negatively effects their value.

Will the Rehab that you have effectively done make up for a market correction thus allowing you to pull equity from the property to properly Repeat the process or do you just have to wait for the market to bounce back before you can refinance?

These shrink very slowly and can cause floors out of level.Decrepit plumbing / leaky waste lines.Look for wood destroying insect damage. 

@Andrew Schrader - If renting a house for $1,000 or house hacking a duplex with an effective rent of $200 were my ONLY options, I would buy the duplex. 

Rather than waste time with random properties, I've learned it is beneficial for both parties to take the time to really learn what an investor wants to buy, then go find it for them.

We signed a new one year lease that went into effect 90 days later.

(This has the nice effect of making them feel like they are one of the favorites, regardless of the whether they are or are not.)3.

Is it cost effective?