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This means that you have to pay cap gains in both California and Oregon.

A big cap on how much the property can cost?

Granted a lot those properties are ~1200 sq ft/unit while mine are smaller at 800-900 and not quite as nice, but rental wise they can probably cap out at maybe $100/month than I am renting mine for.Lessons learned?

For example, if you are looking to connect with other members near you, want to learn from people in a specific area you’d like to invest in, or have a desire to find people interested in certain topics, you could use the search feature here: https://www.biggerpockets.com/search/usersI really like the alerts feature that can quickly guide you to current topics that may be of interest: http://www.biggerpockets.com/alerts

I have spoken with other investors who have done so and who look less at COC and more at cash flow and cap rate.

But now I hit a snag because I'm self-employed and they require two years of tax returns for self-employed.The issue is my 2019 tax return features a stint on unemployment after a corporate layoff, and then in 2020 I changed industries earning at first 50k as an independent contractor, but now in 2021, this industry change led to considerably more income for 2021 (100k+). 

Since he'd pay no tax up to $338k, and a higher purchase price would help us since we'd show lower capital gains - I'm thinking the best move is to pay $338k to minimize any cap gains we would pay when we sold it many years from now since it's not our primary residence. 

   $995/mo rent I wouldn't purchase for anything more than $99,500#2 - 12 cap.   

A 5.7% cap for a class B or C facility is a strong ask in the market.