I'd be curious to hear from other landlords what their comfort level would be with a single parent and 3 kids with another on the way.  

It Really boils down to your level of comfort.  

For instance disabled, or over 65 or homestead exemptions can significantly lower the property taxes until you buy the house as an investor and everything is reassessed.

They look childish.I too send out cards and letters - but I'd like to think that my contact with them is much more on a professional level - I like my communication to total strangers is effective and professional.

I used the cash to pay off the final bit of my credit card debt to improve my credit score even more (it's currently at a low 700) so I can qualify for lower interest rates.  

There's investors there of all experience levels.  

Keep in mind if the description/pictures show the home needed a lot of work, then the price will be lower than normal, and alternatively, if the description/pictures show the home was completely renovated, then the price would be on the upper end.

The HELOC had a stipulation where I had to take out at least $40,000 and keep it out for three months, in order to get a lower interest rate - I guess so the bank would get some of their interest right away, although I'm supposed to close on the property soon.

My current RE market of Portland, OR is insane right now for my specific goals of entry level SFR or MFR yielding cash flow.

Honestly, I'd keep it at a basic level.