My point is that in a market where overall demand is unbelievably strong, the opportunity-cost numbers are not that strong for an all-cash, or any for that matter, acquisition relative to past history. 

My plan is to use FHA, 3.5% dp, seller covers closing costs. 

If that's your goal, you want 6-7 homes that make great rentals - low costs of ownership & maintenance, high ROI relative to cash in the property, easy to rent, etc.

That could make a difference because if you're in a heating climate with a gas furnace that could be cheaper to heat with than an electric mini-split as they become less efficient at very low temps. 5.

You seem “golden” in any court case when the city inspector was out and didn’t notice it, they didn’t notice it, and you twice agreed to let them go at no cost. 

I’ve heard about ‘gap funding’ for fix & flips to cover down/closing/holding costs in addition to the hard money loan for most of the purchase price & rehab, but how realistic is it to secure that type of funding?

There are some scenarios which can change the equation and take priority over the opportunity cost equation demonstrated above.  

New builds are far more desirable, and have less total cost of ownership than many of the stick framed, pre-existing, non conforming older homes. 

The OR Coast is remote, but increasingly accessible with low cost flights from most of the aforementioned areas into Eugene, Salem, Corvallis or Portland.

It's going to cost about $550k to build and it has already appraised well over $800k.