We have the mindset that we don't need the property, which is huge leverage for us, and would really feel good about this if we can knock down that $275,000 asking price to something closer to $220,000. 

Otherwise you will have to buy multiple properties and with the benefit of leverage you may get closer to your goal.

Closings are also taking closer to 45 days vs the 30 day close which I have been enjoying.  

I am seeing less REO listings in Bergen County and the list prices seem to be closer to full market value.

I would believe it to be closer to 4%.

He would like to purchase a home on some acreage closer to both work and the rest of our family within 30 minutes of the Portland Metro area.

That way you can look for stuff that is in your neighborhood or somewhere closer.  

I think the vending machine analogy is a lot closer to SFH buy and hold investing than most would think at first.Both businesses are going to be very dependent on location for profitability.  

We are just not satisfied with the work the current one has done over the past year.Denver is ~40 minutes away from Charlotte and we are looking for a company a bit closer to us. 

However if you are replacing an existing septic system the setbacks become much closer.