I have not experienced foundation issues representing clients, and the 13k quote is in the ball park typically it is at least 10k (depending on what is needed).

This is why so many are poor services, there trying to be max profitable and trying to do as little as possible for as much as possible, and that is not sustainable as you will burn through clients as building poor rep from a string of dropped balls. 

I am not sure if you are an American Football fan, but the term that comes to mind is when the punter kicks the ball "too well" and allows the return team time to set up a solid return.

Everyone,  let me make the reason for this post clear.A LOT of you all are getting fooled into believing that  to become successful you need to lie to sellers, , low-ball sellers, cold call people, DMM, people, and spend a fortune and a ton of effort into intrusive marketing, marketing to people that never asked and/or are completely not interested in your services.EVERYONE, and I do mean EVERYONE, pay close attentionThose who know me know I have a very loud voice advocating against those practices.

When a gain or loss from a partnership (that only conducts rental real estate activity) flows down from a K-1 to Form 8582 (Passive Activity Loss Limitations) on a personal return, is that gain or loss recorded in Part I, #1a or b (Rental Real Estate Activities With Active Participation, assuming there was material participation in the activity) or is it always recorded in Part I, #3a or b (All Other Passive Activities)?

It's unbelievable how poorly some people treat their investments.Also- I wouldn't low ball too much without more evidence of a major issue.

But I'm just crystal-ballin' so believe your own crystal balls on that.The Oregon Coast for investments only really makes sense for people who just have the dream of owning real estate on the Oregon Coast and hope to maybe break even on cash flow after a few years of ownership, and there are plenty of people interested in that.

Purchased various sheriff auctions, short sale, and just low balling.

The investment game is all just math—if you do the math well (which includes accounting for the unexpected by low-balling your estimates) then your investment decisions don't have to be stressful emotional ones, they're just decisions that are either smart or not smart after you break them down on a calculator.Which extends to the last point that I've come to believe completely—your rental portfolio is a business.

Would it be smart to take over the property,do all the minor repairs myself to make it liveable for a tenant and get the ball rolling on rent and save up capex to do bigger repairs later?