There are areas on California where the cost of permitting and development can exceed the cost of a complete acquisition in Oregon. 

@Robin Waters Yep I completely agree, if tourists and wealthy retirees are willing to pay more for things around here, they'll be expensive.

That is completely wrong.

Does this mean that that mortgage company would be my employer, or would I still be looking for a job after the process is complete?

do those things sound like deal breakers?

Completely agree!

Greeting Experts, I will not take what is said here as legal advice ...I am looking at a mixed use property having residential units and commercial it is being offered to me on land contract, wondering if I can take equitable title, and later complete a 1031 exchange and get Legal title?

I'm pretty sure BP has an article about realtors working with investors that is definitely a good thing to read up on. other than that be ready to spend a little money, be ready to run comps, and re-hab "numbers"  on properties for your investment side all around just prepare yourself and soak up as much information as you possibly can because learning the realtor side of the real estate world and the investment side are two, I wouldn't say completely different things but there is a lot more information to stack on top of the realtor knowledge.

@Arn Cenedella that’s sound advice.

Sounds high to me.