If anyone is local and sees this I'd love to connect over a lunch and get any advice, deals, or tips you have for investing in general or specifically in the Eugene market.

I've learned quite a bit from just reading the posts. 

@Mike Hern I think once you’ve read, listened to some podcasts, followed the forums, the best thing anyone can do after building their team is simply go out and buy a SFH or a duplex and get their feet wet.

Not even yours, I'm afraid to say.The only vote that counts is the person who reads your letter, contacts you and agrees to sell you the property.

I'm just now working on demographics, reading through Joe Fairless' book and lactually currently learning how to get a good handle on doing market research, as well as picking my 2 target markets 

@Mike Levene, while I didn't recalculate all your math, it generally seems to ballpark correctly (read: it looks like your excel or calculator gave you realistic outputs for your inputs and you didn't accidentally divide where you should have multiplied).The renovation budget seems very low.  

Thank you for that tip!

S8 publishes utility charts for each county that allow a landlord to calculate how much to deduct from the standard.You may also what to read this BP thread:https://www.biggerpockets.com/forums/52/topics/1164155-rant-section-8-is-not-guaranteed

Not sure if the duration in your bylaws can just be overridden, you need to read the HOA docs. 

I've also read about LeGrange and Newnan being good options as I am looking to buy my first rental.