The main thing to realize is that this is a very rough estimate; based on your market (property taxes, utilities, etc), you can change from 50% up or down so that your estimate is closer to your actual expenses.Insurance is based on your own shopping around - I include all insurance as one lump sum in my calculations.So when you're talking about getting an accurate number for your more in-depth studies, you need to make sure you consider the "normal" incomes and expenses.

I have a feeling this is something you need to do daily, shopping for lenders and such, but going in knowing almost nothing is not my style and would leave me uncomfortable.

They are able bodied enough that they could get some sort of job somewhere.

Instead of chasing phantoms, put that effort into shopping for decent properties for a good price.

I've routinely gotten 10% off or cash discounted cards by shopping smart.

There's plenty of shopping areas including grocery stores (like walmart and Kroger) and places to eat no more than a 10 minute driving away.The rest of this is really just from Zillow.

I have been shopping for multi-familys (mostly duplexs) in my area for the past year.

Another option is if you're already doing other flips or are definitely planning on doing more, you could take some time and shop for some deals on buying your own furniture and accessories (remember, great staging is much more than just plopping a rug and a couple couches in the living room-its really setting a mood with little knick knacks, accessories, art, etc) but often on craigslist you can find barely used decent furniture for some good or even great deals.

Gray or black roof.Taupe body of the houseWhite trimBlack shutters (if you want to add shutters)Burgundy/red door

In addition, all that Portland and the outlying areas have to offer in terms of recreation, shopping (no sales tax in Portland), and entertainment is easily accessed from Vancouver.Real estate prices are more favorable in Vancouver as compared to Portland.