. - Costs and Returns : In overly general terms the cost of doing business in Oregon, (especially on complex property types) is more manageable in Oregon in comparison to let's say...California?

Well besides the hard costs (construction, materials) and soft costs (permitting, architecture, fees, engineering) people often forget holding costs. 

Which one of the paid lead generation sites are you finding most effective for getting lead lists and which mail houses are the most cost effective? 

It is only fair that you pay them something in a situation like this and you need to consider what this is costing them not only in hard costs but in the inconvenience and lost opportunity.

They also mentioned their would by extra cost on their power bill “which they are responsible for” from having to run the well pump for an hour or 2 to shock and flush the system!

The government for my tenant is paying the full rent amount due to low income.

While mortgage rates are a non-issue for you, the challenges of rising insurance costs and market fluctuations might deter other buyers, potentially lowering competition and prices.

Seeking stable, long-term housing can lead to longer tenancies and lower turnover costs, which is what many Section 8 renters are after.There are, however, disadvantages to take into account.

The $$ I will save on the closing costs can offset the slight negative cash flow that I may encounter. 

It's important to understand if this can be corrected or if you are putting off the decision to lose the liability which only costs you more time and money.