I've worked every day since I've graduated college, i've had income, i've had bonuses, one time I found $10 in the road.....But this $3.08 is more meaningful then all of it.

However, my family member saw that the neighborhood was starting to head in the wrong direction when they saw that some windows were being boarded up down the road and people were letting their lawn and shrubs wither.

Now that you've identified your "criteria" of small multi-fam buy and holds, identify specific areas and locations you want to invest in. 

Identify from your lender exactly how much debt to income ratio is allowed to see what adjustment needs to be made.

I am really trying to avoid kicking the can down the road once again and prolonging jumping into the RE pool.

I just need the road map to get to my destination.

She gets the money from the refinance tax free, you make the payments on the property and collect the rents, then when she passes, a long time down the road, you inherit the property tax free in a "stepped up" tax basis.

I can easily identify the potential in properties and have lived all over Oregon and parts of California.

Investors should use this data to identify areas where other investors are buying as well as to get a better understanding of the demographics of buyers in the area.Datausa.io  This is another great site that compiles a lot of information on demographics, housing inventory and appreciation etc. in a very easy to navigate format. 

But I included 10% for property management expense in case down the road I want someone else to manage it.I'd like to hear your opinion and recommendations you have for this deal and ways to get financing on this deal.