., if the property is located within the official boundaries of an urban renewal or urban redevelopment district, the investor can make repairs, upgrades, additions, all new construction, for any type of property, and the redeeming taxpayer must pay the amount the property increased in value because of that.Just because there are tax or other incentives for neighborhood revitalization does not mean it is an official urban renewal or urban redevelopment district. 

In addition to some other OOS investing I’ll be doing, I want to buy a Portland home in a desirable neighborhood for families and rent it out while he completes school with the idea that we’d fix it up in 2 or 3 years and move in ourselves.

Many of these tools are built into MLS for realtors as well...so if you know a good one and can trust him/her than go for it...but I've been using my agent for 3 years and he's a rockstar...but I still track all my own numbers and do all my own comps in addition to asking him to do this.

Any recommendations for 1) brokers who could do the BPO (ideally I bring the broker to ensure Independence); and 2) an Illinois lawyer who will know the mechanics of setting this up?

In addition to that, if the "assumptions" are realistic.

The value of the home has doubled, with the additional tax advantages it has served it purpose.

I'm using all proceeds to re-invest into additional properties so trying to save every penny up-front, including doing my own property management.  

Keep in mind that while that looks like 10% down, HMLs will require additional reserves to cover a certain number of interest payments and to front the rehab. 

How to ensure Listing Agent presents your offer to the seller.In advance of even looking at a listed property:1. email or have your buyer's agent email your Approval Letter for your MAX purchase price, regardless of how much higher it is than the list price of the property you are considering (the higher, the better) & an Attorney Escrow Letter of $5000 or more (the more the better)  to the Listing Agent with instructions for the Listing Agent to forward the email directly to the Seller. 2. take the two letters with a copy of the email where it was sent to the Listing Agent and mail them directly to the sellers, this way that have something physically in their hands, letting them know you are a REAL buyer are not playing games! 

Want to ensure that insurance, taxes etc is paid.