From everything that I've absorbed from the Portland Market, I don't know why someone would consider an FHA if those are the circumstances (I wouldn't). 5% is fine within my budget, if that's the low end of normal.

I really appreciate the story about your tenant, and would hope that I would perform the same if faced with a similar circumstance.

Can you do more in this as well to generate even further memories to honor her - maybe there is a women's shelter or something that you can teach other women about your mother's story and explain that in time, with proper employment, they too could be like your mom and house hack their way into their very own home someday?

Yet, the reality is that renters are suddenly being made to go back to normal when their economic circumstances haven’t improved much since the start of the pandemic.

I don't know anyone personally who is also involved in REI who I can go to for advice, so I'm not sure if my plan is necessarily the best route given my circumstance.

With this potentially being my first real estate project(other than my personal residence) does the condition of the home and the circumstances surrounding the out of state owner be something I should just avoid outright?

Change of life circumstances increasing family size may qualify you to move before 12 months, but you have not even had the child. 

@Lisa Alston You said we, but unless circumstances have changed your husband would need to stay at your present multi.

I have found that sometimes tenants are not trying to be jerks but their circumstances..... and sometimes when I have tried to play "the big company who owns the property" they aren't able to see the issues they cause me or my company.

@Damian Chavero the name of the game is to put as little as possible in all circumstances.