Same thing here though, everything I'm interested in won't allow me to keep projections conservative if I want to compete. 

@Jason Powell be sure to check out Tucker Merrihew from TTM Development - he is a pretty large player in PDX.

Sure, you may have short-term set backs, but over the long-run the best player takes all of money from the player who only thinks about the cards.In a similar fashion, being a successful real estate investor has little to do with real estate.  

@Ayana Mingo That's great news, a competent note advisor could be an excellent resource. 

In return they give the agent a low split and have them sign a 1-2yr non compete clause

They only people I hear consistently talking about contracts, non-competes and assignments are complete newbs that most likely also don't know the different between a grant deed and a trust deed.

What I have learned through my research is that the best way to know how much to rehab is to look at the retail houses on the market that sold to see what the bare minimum you need and compare flipped houses sold in the last 6 months to see what you are competing against.

Others in the areas of super low priced homes you could find 10 a day.. ( like Detroit).. whether you could sell them who knows..But one things is constant... everyone one runs in 10's   Hey I am a big player I do 10 deals a month..

Is someone competent in charge of this foundation?

My wife is willing to help with what I need and is more than competent herself.