My fix: tighten the buy box, stack 2 exit plans, and front‑load contractor vetting with small test scopes before handing them the whole project.

Given Portland’s rules and prices, keep it simple and conservative: define a tight buy box (SFH 3/1–3/2 or small duplex in stable, landlord‑friendly pockets), underwrite with real taxes/insurance from the address, PM‑verified rents, and a healthy repair/vacancy buffer; ADUs can work but pencil them as a bonus, not the reason the deal works.

Have you considered your Buy Box?

Keep it simple: define your buy box, underwrite deals with conservative rents and full expenses, and practice your 60‑second pitch to investors using a credibility‑first frame: problem, plan, numbers, protection, timeline.

.- Provide white noise machines, box fans, and earplugs in each bedroom.- Are any of the bedrooms on the roadside of the house? 

My advice: tighten your buy box to C/B blocks, underwrite on in‑place rents with a stress test, and line up a local portfolio lender plus a backup.

With 50–75k and a move to LA coming, keep it simple and build momentum: pick one market near your future home base, define a duplex buy box in C/B areas, and aim for light value‑add you can finish fast.

Plant where your buy box wins on paper.

Either way, lock a clear buy box, underwrite to conservative rents and refi terms, and leave some capital in if needed—options over pressure.

Define your monthly number, then pick a buy box that reliably cash flows in 2–3 chosen markets.