You should look at what the other rentals in your area are doing.

I'll admit I do build in a lot of cushion (something I learned from my first flip deal) so I account for every possible expense.

Mark has a depth of knowledge in tax lien cases.

Given the technological world we live in today, it surprising to me that it still works.  

For example if a new tenant moves in and is being needy.

My daughter will be school age a year or so after we move in.

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.

Quote from @Corey Gelineau: The inspection contingency is used to legally back out of a contract due to the property being in an unacceptable condition upon inspecting the property.

I’m also wondering if there are any wholesalers who focus in this area / NorCal? 

If you are a wholesaler or wholesaling in Oregon, could you share your process?