Based on the market, it seems impossible to get close to the 1% or 2% rule.I have been told that the market looks like it is going to appreciate a lot since a lot of people are getting pushed out of Bend because of the high cost of homes and rentals.Would love any advice!

I would push forward?

Was thinking about taking the follow paths but unsure what to chose.1.

You're probably wondering which advise to follow.

What steps does my contractor need to take to ensure water damage is properly addressed to avoid future problems, and how do I follow up from out of state to ensure these steps are being implemented?

You would have to be able to show that you have really good systems in place and follow all of the state guidelines.

I’ve been learning how to do different reno projects from watching and assisting in work being done in my parents house, watching shows on tv to learn some tips, shopping online for materials and learning the costs to get them done and installed, I have created a few extremely detailed budgets to familiarize myself with costs, I’ve studied a few areas I’m interested in and have been following their markets for years, and reading articles on different aspects of the business.

Following thread to see what others have to say.

Or they are buying a 4plex or something like that and then a 4 plex the following year etc. 

You have to consider number of factors before doing this, the property would have to be appraised and would be added to your income for the year in which you make the distribution, likely pushing your tax bracket up.If you simply wish to get into self-directed investing you may want to consider truly self-directed Solo 401k, it has number of advantages over SD IRA such as contributions limits 10X higher, no need for a custodian, checkbook control, exempt from UBIT on leveraged real estate and more.