I would think selling would be the best option so you can move on from the property and then invest elsewhere (not in an IRA thereafter). 

was just re-listening to your episode this weekend as I'm looking into some rezoning options myself!

Lesson learned: Always think of a Plan B in case renting isn’t an option anymore.

Rank them from worst to best in capital expenditures expected*optional, not always necessaryAdd those numbers together for each property.

Must be able to handle all typical investor transactions (assignments, wraps, lease/options, etc.).

You want a property that has the highest probability of maxing out on appreciation.Once done, you would want to explore the options below to maximize your rental income:- STR- MTR- Rent by RoomYou should go into this understanding YOU will live in the worst unit - in an illegal unit in the basement if you can!

In the mean time we're looking at other STR and BRRRR options in Oregon and Washington. 

Definitely a smart move to consider some out-of-state options before diving into a first investment property. 

I know many property managers that no longer use Rhino because they refuse to pay out.The other option is a surety bond.

If this is not something you're interested in delving into and learning to a high degree, then investing in publicly traded REITs would be another good option for you, which have historically returned about 13.5 per cent Per year over the past 50 years (1977-present), beating the US stock market by two per cent and even beating private real estate investing by 4 per cent (that's compared with the average real estate investor, not the experts here at Bigger Pockets).