My strategy is to fill vacant lots with POH then you aren’t paying for that additional cap rate but rather creating it. 

I may just consider approaching this as a sole proprietor under a DBA company name without the additional entity.

If this works well, I would love to get a multiple family property in the area also.In addition, if you know any good lender that can give me a good cash-out refinance rate, please let me know.

Just to let you know an additional thing you need to do is to keep some of the material used in case you have a repair later and using the same material assures you on the color whether it is still available or not.You are going to love this next statement. 

We are exploring options as far as straight rezoning in High-Density Residential or working through the PUD process to gain an additional 20+ units. 40 are use-by-right within the zoning.

We renovate, manage, and operate real estate for out of state investors in addition to managing our own portfolio.  

1) Have them get a liability policy with the landlord as additional insured and proof of coverage, and proof that the dog is covered. 

And, as an additional item, it would be great to post videos here as well as pictures.

You'll have to meet additional conditions if you want to use FHA more than once, so that may be what your broker is referring to.

If you bring in passive investors, you could set it up where the equity gets a base return (say 10%) before splitting profits, then you, as sponsor, would take 40% of the remaining profit and the investors take the other 60% (in addition to their return of investment and preferred return).Depending on Oregon law, you may find an LLC to be better than an LP (or some other structure).