Implementing a value add strategy, which will raise rents and force appreciation has been an unfair advantage in just about any market condition. 

Keep in mind local zoning laws and market conditions in Portland versus Salem—Portland might offer higher rents but stricter regulations, while Salem could provide better cash flow opportunities.Your design approach has proven successful, so continue focusing on appealing upgrades like kitchens and bathrooms, but prioritize cost-effective and durable materials for rentals.

Exploring FHA loans makes sense for a low down payment, but keep in mind the competitive market may require some flexibility.

To be fair, they sold me the home, so as long as it ends up in the rentable condition noted in the purchase agreement, I see no responsibility on their part to stick around for another 2-3 years.

In California, a tenant is considered an “at will” tenant if ALL of the following conditions are met: (a) the individual occupies a property, or room within the property, with the owner, (b) there is no agreement for the occupancy to be for a specified period of time; AND (c) the individual occupying the property is not paying, and never has paid, any rent.

Remember syndicators run a business, and they invest in almost all market conditions.

This is a micro economic condition based on a specific market as not all markets perform the same.

I've owned my rental SFH for 1.5 years, and noticed my property tax is significantly higher than my neighbors' properties with similar square footage and conditions.  

In this situation we have a former-tenant  hyper sensitive to return of full security deposit (when unit wasn’t returned in good condition) and we are  experiencing a few unique damages.

Still may be competition and multiple investors but certainly a good tool to have in the toolbelt.