Interested in flipping a home that would qualify based on HERS rating + energy savings and would like to partner with a lender to market the property as eligible for EEM.

He's based in FL but they lend nationally.

But I always think "drug dealer who's trying to hide something" when I get this offer. 

I’m looking to have a mtr in the central Florida area, but I was wondering if it’s better to classify it as a long term rental to avoid all the str laws or will this get me into any trouble based on their rulings as to what differentiates a str vs ltr ?

Otherwise you are looking at mid to high 7s at par If this is an investment property, you can achieve a rate in the high 6s on a DSCR based loan with a low LTV, high fico, high prepayment penalty period. 

Many STR bull markets are now equilibrating however the run up in home prices with valuations based on old STR projections/interest rates yet to wash out.

Good afternoon and thanks for reading,I have the opportunity to purchase my neighbor’s house (4 bed/4bath/2 kitchens on 3.28 acres of timberland adjacent to prime BLM hunting grounds) in Walton, OR (about 40 miles outside of Eugene) and I need advice on securing capital for the rehab budget of approximately $80k-120k.Purchase price offered to me is $300k with a $50k downpayment and 5% interest with monthly payments and a 1-5 year term. 

You then have to stack your financing costs on top of that, as well as reserves for Maintenance and Capex.You could always start off offering the other side of your house as a STR and see how it goes.  

The Section 121 Exclusion helps you avoid capital gains taxes.The IRS classification of income as a "Flip" for Real Estate Dealers is based on a few key factors including "frequency" and "intent". 

. - Comparative Affordability: The Oregon Coast still offers a lot of value in comparison to other coastal states, particularly neighboring California & Washington.