FHA for house hacking is your best bet.  

Hey Mohamed,I’m not aware of Hillsboro groups, but the west side investors network (win) meet in SW Pdx on the third Thursday every month in Multnomah village at the lucky lab at 6pm

Not saying these are great strides but small wins in my perspective.My question is do you have any tips for when I talk to these sellers or what I should do next?

I see the powers that be continuing to do whatever seems to win next election, regardless of actual impact.

@Linda Weygant, @Natalie Kolodij I bet can help answer that tax question.

Win-win for both parties.

sure but no one is going to not rent that place for picture not being amazing they are good enough in my opinion. i would lean more towards the price being to high. i dont know the area but the kitchen could use a little face lift but if that area doesnt demand a nicer kitchen then i wouldnt  worry about it. drop the price dont pay anyone for picture and bet it will rent.

I would be willing to bet you will make more off this real estate deal in 30 years than you would in stocks with the compound effect.  

What is the cost to build, and what is the value of the small lot with a completed build worth (Z)Value= X+YValue =X+ZIf X covers your cost after the rehab and you pick up Y for nothing and can build and sell for a gain that is a win. 

We're talking like a 2008 type of catastrophe happening before you'd have to worry about notes being called due, and still you'd find banks to back you as long as you held cash-producing assets.As long as you use a HELOC to purchase an asset, you win.