I wasn't born knowing everything either :)

The two tests I would also recommend would be bulk sample testing (IE swap testing on visible mold) and spore trap testing (IE IAQ testing). 

redoing plumbing was that "they had replaced the toilet and the p-traps.  

@Jody Tims I was born and raised in Eugene and lived in Portland for four years, the only recommendations I have is to ensure you have an understanding of Oregon landlord tenant laws which are some of the least landlord friendly in the country and Portland landlord tenant laws which are even worse for landlords, I know quite a few investors in Portland and they do great on appreciation but the regulations that landlords face from the state and city are roughI’d absolutely recommend a property manager because of the laws and regulations.

There are also other companies with larger offices that are either going back at a different level or not at all after COVID-19 restrictions subside.For disclosure, I am an agent in the area (born and raised).

Otherwise, you present yourself with a potential co-mingling issue, not to mention the risk isn't entirely borne by the LLC.Good luck.

They just went even higher....I think a lot of it had a  psychological angle...people were feeling so trapped and panicked that they needed some release, and since everyone had tons of money sitting in their house...why not?

Hard Money, 20% down and refurb costs were borne by me.

I bought him lots of mouse traps to set up everywhere in the house but he keeps nagging me everyday and wants me to magically have them disappear.

You've picked a great area, if you ever have questions about specific parts of town (born and raised here) or any financing questions, I'd be more than glad to help.