It is very rarely that a tenant leaves a unit clean enough to be rent ready but there times that they do 1 or 2 out of 10.

or they just care about the house being "liveable"? 

What would be the % or $ figure on a Subject To take over on existing loan on tenanted rental property ?

At least part of the $2,000 or so I’d be spending would go towards myself.

Are there any strategies I could use to still claim the depreciation, or any way that the transaction could be structured such that I don't lose on that tax benefit?

To me, this is one of those short-term deals where the actual rehab costs need to closely align with the borrower's estimates, while the execution of the project from beginning to end would require little to no problems or delays for everyone to earn a decent check.

I might be eating these words later, but as far as I can tell, at least here on the Oregon Coast and beyond the market crash everyone is waiting has not materialized. 

Should I focus on a market in-state or look elsewhere?

You also must know your numbers and have a real deal.Other reasons may be that the deals presented do not make sense to the lender or you don't have a track record.

Hello, anyone work or currently working with any lender that offers 10% down payment for 2 to 4 units properties?