My goal is to achieve 3000 a month in real estate for my future and i would love to see if my following strategy sounds realistic or if it can be improved.

If they want to pay for installation, then allow it with a written agreement that ensures it is installed by a professional and the opener becomes your property and stays with the house.My lease is very clear: you are renting the unit "as is" and we will not make improvements to it unless otherwise agreed to in writing prior to signing the lease.

We took out a heloc a year and a half ago and improved the property.

It has improved a lot as their data and algorithms have both improved. 

For one, some of the things you describe are already happening, but on the lending side of the equation (see FHA & some conventional 90 day anti-flipping rule, or 180 day 2nd appraisal & proof of improvements rules some lenders have, as well as 20% over purchase price restrictions).  

Hi BP,What platforms, businesses, methods, have you been using to improve your investing? 

@Russell Brazil so you do not think that place will improve in a few years, especially with a developer purchase of Iverson mall?

I think I'd try hard to break even or get a little positive cash, and then find something closer to your new location where you can improve your net.

Dani Z mentioned it but other thing to keep in mind with Portland as they MAY require frontage improvements to do the land division if there are no sidewalks.  

Maybe he is a lot busier these days (market has improved) it may not be worth it to him now.Look at it from his side, however seek out someone who can accomplish what you need with full cooperation and understanding of your goals.