AND, it seems that nearly every available property comes with landlord paid gas and water (for those curious, my agent and contractor saw it's a safe neighborhood, spoke with the police captain for this District, and has been told it's safe, and has a strong Community Council and neighborhood identity- just low income). 

YOU work in Vancouver or WA and you pay NO state income tax.. your partner has some hiccup on the drive but its only about a 3 mile traffic jam then your off the freeway on surface streets to Portland State... and there is a huge water front deal going on in Vancouver.. it could be a real good play .. but something to check out.living down south like Newberg or anything like that is a non starter unless you want to drive an hour each way.but I have two duplex's that I can send your way they are both in Beaverton and are off market I would let you look at those before we list them and deal with multiple offers etc. in the process of rehabbing them now.good luck with your search.. if you can handle the weather here it can be a nice place to live like its been raining for 2 straight days.. many of us Californians really get sick of it and want to go back home LOL..

Does anybody know if water wells and septic tanks are able to be installed on that kind of land?

In addition to what Jeff said above, make sure you consider the impact of moving water supply/drain lines -- depending on where they are coming from (likely below), you'll need to get access to that location to move things around. 

The hot spots closer to the water will definitely run about $1,000 - $1,500 more than that.  

Hello Darius Howell Curtis Waters is a not only a realtor but an investor as well.

Hi, @Donald King, have you accounted for lawn care, snow removal, trash, water, shared utilities (like outside or hallway lighting)?

I know it is something I want to test the waters at.  

Currently owe on loan: $109,000Purchase price: $118,000ARV (based on comps and upgrades to the house): $135,000Mortgage: $830 (if refinanced $600)Average rent in the area: $1100Other fees: HOA $24, Water $45

Maybe our PM have bigger projects, maybe some of the investors want him and his team to do renovation so it is a bigger business for him, or maybe this is just the regular procedure, it is our first property and basically we are still learning about all of this, but the facts are that we are paying for the mortgage, electricity,water, somebody needs to cut the grass especially in this period of the year ( we don't even know is the grass cut or not) and so on.So I was trying to find out what is the normal period in which the professional PM is going to find tenants and rent the property?