Sadly, it seems that cash flow on long term rentals with 20% down just does not exist in most desirable locations.

I plan to come a scope out locations/properties this winter. 

I always keep a lockbox at my locations for this purpose.

The type of the neighborhoods where his properties were located didn't fit in with my plan but he did well and the purchase costs were low.

In those days it was possible to locate and tie up a “killer” deal, and close the transaction with absolutely zero of the investors own money.

So, make sure YOU understand the copy & paste info below:Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Same with fill dirt - they can't deliver mud to locations, and we can't compact it nor test it. 

Quote from @Jacob Dalton: I purchased a single family home good quality location in Chicago’s Northwest Suburbs in Cook County as a personal residence.

When you compare 'what you get' for the price in Oregon to other locations on the Pacific Coast including; California, Washington and Hawaii, investors generally get more 'bang for the buck' the greater the valuation. 

Depending on where exactly the property is located they may have some different rules/laws in place.