They could end the trade wars, they could offer new tax credits (like the first time home buyers act back in the last one) but pretty much every time the government steps in to the knife fight, they bring a rocket launcher and F things up even more.

If it is a buy and hold I would take the appraisal as is and if the seller wants to fight it then let them, otherwise it is an oversight in your favor. 

If you have a lot of investors fighting to give you money, you have more leeway to set terms more in your favor. 

I tried to create the LLC after placing an offer on a house and I was fighting time against closing date and LLC paperwork2> LLC can be done online for $50-$100 fee+ State fee.

Since there is no Lease, the property owner is fighting an uphill battle.

Keep up the good fight!

But if I worked in Portland and lived in Vancouver then I’d be getting taxed at Portland’s income tax, be paying Washington’s sales taxes, would constantly be fighting horrendous I-5 traffic on the bridge, and would have less neighborhood amenities.

I like your advice on better spending my time looking vs fighting on that note are their any tips on finding lenders? 

As for the past rent wanting a refund you can fight that as her paying rent all that time sets a precedent as a acceptance of new rent amount.

Joshua did mention finding a MFH but they are very difficult to obtain & you would be fighting tremendously and potentially even overpaying in our market (maybe).