-The moral issue you could run into is if your agent brought you the deal and you cut them out to submit an offer directly to the listing agent then you burn a bridge to save a couple grand-Too often people focus on the small commission paid to the realtor as an opportunity to cut costs when in reality the long term relationship with a good agent will bring you far more value.

Good Day All, I'm looking for a little advice on how some of you narrowed/focused your search location.

I have many other interests so I don't focus on the handyman work as much as some people might think I should, and my lifestyle and bills are all geared towards low income, including living in a 1 bedroom home with low bills and taxes, and driving older cars.

You are correct when you say "life doesn't always go as planned..." but I admire your determination and your focus to your real estate plan in life. 

Usually vacancies is tracked locally by local REI groups. but those stats focus more on multifamily.

Ongoing cash flow need not be your primary focus for the dollars you've already saved.

I am focused on using private/hard money to purchase the house outright and then refinance to pay back the private/hard money lender. 

So I'll find out a more focused number in the next couple of days. 

Bend is a beautiful area, with a focus on a healthy lifestyle, recreation, etc.

Do you surround yourself with fellow investors to stay focused?