We are seeing stress in the PDX lux market IE over built a tad for high end new apartments and in our market you cannot make anything pencil if its not high end lux .. given that 300 to 400 bucks a foot to build nothing else works.  

I want to get a foot in real estate by doing a subject to deal.

The agent is probably advising you of competition so you can put your best foot forward.

I have a wife and child, so it's important to live in a safe place.

It's an entity that you would only need to form and apply for once, and from that point each addition "child series" would be created via private documents that you could type up from your computer at home. 

If I want to cut a sheet of plywood into foot wide strips, the table saw is better.

Hi @Joshua Biondi -If you're wanting people to submit an application and pay you a fee before they've ever stepped foot inside the property, I'm going to guess that your virtual tour will need to be pretty impressive. 

Per square foot, you might find you get more by targeting motorcycles. 

So, in that regard look for a LOC allowing you to put cash offers on good deals.Then you can get other investment properties, rehab them, rent them and then refinance in long term fixed rate loans, repay the LOC and repeat the process, thus using the LOC as your own HML, and putting the equity/money in your house to work for you.And I think the sweet spot is where you have enough positive cash flow offset by depreciation to a zero tax foot print.

In general they are more economical for larger square footage then a smaller Square foot SF.