It depends on the elevation of the property and swell level of the waterway.

You won't be there to see daily progress, so will want to ensure some level of visibility (even if its Facetime or pics each day).

In this hot market what’s a good buy box, I was advised to do (ARV * 70-85%) depending on level of rehab but seems like on market listings are mostly being bought over asking, how do I compete??

Then why didn't the market force up the selling price to the correct level?

Those changes are now codified at the state level for all of Oregon to follow by SB 291.Of note, Senate Bill 291 will require additional disclosures from the landlord in order to charge for applicant screening.

Yet, every entry level real-estate role I've found says "must have Illinois state license".

I don't think inflation is here to stay at current levels.

Those sellers would have to have an extreme level of spite to make a move like this.Most likely neighborhood bums took it.

I think I like it not because I believe I need less money down or it's easier, but because of the additional level of difficulty that comes with trying to get a mortgage at my age and income level.

As a new investor I am not at a place where I can estimate rehab within any real level of confidence.