If you can't trust anyone in Portland, then that's a whole issue... 

First you have to face the local municipalities & will be extremely difficult to get the zoning approved. 

With regard to renovations, I always suggest taking incremental steps to bigger renovations or partnering with someone who has already done a renovation at that level.I've been known to just go for the big rehabs for my personal investments here in Chicago , and during that process, it's always more stressful than it needs to be...As far as navigating the competition, I've found the best thing I can do is get EXTREMELY CLEAR  on what I am looking for; then I am confident pulling the trigger quicky. 

Have never received a distribution and It’s extremely difficult to get communication and financials. 

And you really need to trust them. 

We've been extremely lucky with our first tenant- she is wonderful.

It is extremely hard to find programs for 0 experience simply on the 1-4 unit side of ground up construction. 

.- If you decide to have an LLC for each property, creating a Management LLC that all the other LLCs "hire" to run their books, will allow you to only require a bank accont for the Management LLC.2) You may not be able to do a Trust.

Quote from @Sonseeahray Harvin: General suggestion: Google people before you trust their replies to things :-) Oh boy!

I have about 100k in assets both personal and business I could sell, but part of me thinks that’s extreme and I’ll sell “myself” along the way with all my stuff.