Rent = 10% ARV)Where are people seeing opportunities like this pop up most frequently?

So, I'll throw out a couple of thoughts here to hopefully shed some light on that.The best way to value a property is to look for examples of similar recent sales (comps) with similar amenities, characteristics, and features.

It is clear you are looking for the right deal and your gut is telling you that real estate is something in your family's future.All of these are very good characteristics which will serve you VERY well in your real estate journey.A few thoughts:1) If you are struggling to find deals that fit your criteria, broaden your search. 

If you knew you were a frequent shopper and you needed to upgrade several rooms in your house, it would be foolish to use that coupon for a hand towel.

Sounds like a pretty unique opportunity as moho parks do not turn over frequently in the Portland metro area. 

@Andy Eakes Here’s two of the better online resources that explain the statewide rent control (AB1482) that went into effect this year, along with how to calculate exactly how much you can raise the rent:https://cal-rha.org/legislative/ab-1482/https://a17.asmdc.org/issue/ab-1482-frequently-asked-questionsAlso, just so you’re aware, there’s already a push to even further expand this statewide rent control with yet another ballot measure (Prop 21) that‘s making its way to California voters.

You're basically buy a property with a low income tenant base and quite a few property restrictions...We do LIHTC rehabs, construction, and refis frequently - I would highly recommend having a dialog with Novogradac.

I had no issues with deposits because it looked uniform.I would strongly recommend making your deposits less frequent and make them the same all the time.  

This is a topic of frequent discussions here on BiggerPockets, there is actually specific forum category dedicated for this called "Tax, Legal Issues, Contracts, Self-Directed IRA" you can access it here:https://www.biggerpockets.com/blogs/2810/51528-how...If you do a simple search with this keyword you will find many discussions as well as blog articles related to this, some of them are very educational, results will keep you busy reading for hours but you will learn a lot. 

We decided on 8 per year with the first four going out once a month and then less frequently after that.