I'll be working with an outside agent who is familiar with the area.My questions: Does anyone have recommendations for an architect in Oregon that specializes in smaller homes (think cottage/tiny home) - preferably one that is familiar with coastal builds?  

When you get over 30 units, you rarely see that on the MLS and those are with brokers that specialize with commercial properties.So beyond what size of asset you are looking for, the other question is how much time/money do you have to dedicate to hunt down deals?  

Special touches include hardwood floors, arched doorways, decorative molding, granite counters, and stainless-steel appliances.

@Linda Weygant is a CPA, investor, and specializes in house hacks. 

To have the edge over your competition, you will need to have the funds ready to go, know what to look for yourself, or have an investor agent who specializes in finding good deals for you.

Only said, "Just put 'Purchase is subject to the mortgage' in the Special provisions section on the TREC (For Texas) form.Anyone have any actual experience doing deals like this?

From someone who grew up dirt poor being made fun of for not having cable as a kid and going to a high school rated a 1 with a disclaimer, if 0 was an option this school would be that, to hanging on the streets and ending up in prison for 5 years, no I disagree that you have to do bad things in real estate.

I am 47, a single mom, a special education teacher and a recently licensed real estate agent ( which at the moment I am doing part-time while teaching).

Looking for agents to assist with the search and purchase, as well as lenders who specialize in underwriting self-employed individuals.

You should speak with an independent insurance broker who specializes in the needs of property investors.You will likely need a short-term vacant/renovation policy to cover the structure and your premises liability while rehabbing the property.