This would free up my FHA ability and I will have the need to relocate in 12-24 months so I would likely do FHA first purchase (after selling) and then conventional.

Is there a suggested plan for best landlord practices like increasing deposits, gathering next of kin, emergency contact info or or adding some language to the lease to make the inevitable easier on all involved and yet stay totally federal equal housing and local law compliant?

If you have insider knowledge on oregon loan practices do tell!

I have been an investor longer than an agent and can tell you the license itself is useless, the knowledge not practical or applicable.

The reason that is terrible thinking is it assumes you do not have the ability to make any money with the cash you kept in your pocket.  

So 47 total and I promise, most are in areas you likely wouldn't want to have your fist investment property in.The market overall is very tight and people are practically fighting over anything that is decent.

The Wholesale Inc podcast gives you practical things to do to improve your business and keep you motivated when you go a long period without a deal.

Good business practices do too.Talk to a lawyer.

Just pick up the phone and go for it, then get better through education and practice. 

Since you had to ask your question, you are not ready or qualified to invest other people's money and before you do you need to have a conscience and be aware that you are putting other people's money at a high risk if you don't have what it takes to find the right property, have the ability to manage tenants, have the ability to do the math, keep the property in good condition, have a good handle on how to do clean recordkeeping, how do accurate bookkeeping, send your investors reports, how the taxes work for every party, how to deal with contractors and maintenance, how to evict tenants and get new tenants quickly and the list is much longer.