Rod, thats exactly my next move is to partner up with a seasoned investor that can back up the deal financially. at this point im open to a partnership and just learn about the process as we go. but i def dont want to get into a hot mess over this. i will tread with caution for myself and the seller. 

I change my own hot water heaters, and so far do my own roofs, and 95% of my electrical. 

I think it’s best to take a step back and look at the realities of the situation and what led to this result.Portland is a HOT market right now and sales have gone up in this neighborhood by approximately 19% in the last year.

Hot market...

When I evicted them they had ruined the new carpet in the house, chewed off the corners and a few doors, urine and feces were smeared on the walls, plus they chewed the drain plug off of the hot water heater which caused water problems.

The investment market for apartments is that hot right now.  

Journal Square is a hot area and a good investment, but homes are pricier and there's allot of back architecture, crappy vinyl.

Also they can be very hot and cold with the fall rush for housing and then it dies down, so if you are vacant after school is underway, it could stay that way..

They would last one week and then all the hot air from their words turned into nothing.

I'm undecided if should I move to a hot market to do fix and flip deals,Im considering  Houston TX market!