I was fortunate that about 50% of that was reimbursed by insurance and that I had additional savings to cover the issues.I tell every investor that they should have a reserve on the day of closing because unexpected expenses tend to pop up within the first 6 months of ownership.

The best analysts, make the best RE Artists.

They would have had to deleverage to keep their properties from being foreclosed, which wasn't possible because most of their investor money also dried up. 5-19 units were more mom & pops  and local long term investors.

Perhaps you have a mom and pop ice-cream shop in your commercial unit such that you get emotional when they realize their business idea was a flop in the winter time and you're forced to evict them on their 5-year-lease.

Also, a permanent home is eligible for financing, though that is going to be a bit tough starting out under the present lending rules (gotta have comps and marketability).I think you could easily have low-income, minimalists, artists and DIY folks all enjoying and benefiting from that sort of community. 

My only concern is if a deal suddenly pops up, I still won't know enough about what is typical in the area to be able to negotiate properly, and I'll be scrambling to find an attorney for help.

I grew up in Napa.. its multi billions and Oregon is 25 years behind Napa but slowly catching up.its good for farm workers and some retail.. what you get though is tons of restaurants that could no way exist in these areas can make a go of it plus hospitality and i bet STR really work too in the Dundee hills were its all county and there I am sure is no restrictions at least not yet. unlike Napa and Sonoma counties highly restrictive STR regsOregon land use while highly restrictive in the farm forest ag land .. if your in the city and zoned its some of the easier places to pop up 50 homes anywhere on the west coast.. not simple but nothing like CA or parts of WA.

To the CPA's and tax professionals out there,A scenario popped in my head.

When a deal pops up, you'll then be able to spot it.  

This was for 7-9 shopping centers so imagine the headache for national retailers and local mom and pops.