The tenants have paid and if someone is thinking about moving out then an extra surcharge that hits if they aren't out in time for us to turn the place for a lucrative AirBNB short term rental can help massage the move out timing.That said with MTR we do not have the cleaning costs that eat up a lot of STR gross, and its lower hassle in some ways.  

We all know about the shiny object syndrome or at least we have heard of it. 

@Keith Angell What are your long term goals?

However, I probably would not upgrade it but I would rent it out LONG TERM at least until you know your long term status in Portland.  

Here is the how I would explain it to a kindergartner:The true power of a 1031 exchange is the ability for an investor to meet their investment objectives without losing equity to taxation.With more money they can buy larger, multiple, or more productive properties.What is the alternative?

I do a good bit of long distance real estate investing and I am considering going into as new area. 

How do you connect with the right contacts or organizations to offer your property for mid-term rentals?

While short-term rentals in areas like Kissimmee, Florida, can pay for themselves and offer lifestyle benefits, the ROI typically doesn’t match what I see from my traditional portfolio of long-term rentals in North Texas.That said, short-term rentals can still be a great choice, especially if you're drawn to the area and the opportunity to combine personal use with investment income.

I agree with @Jonathan Greene that the question is vague, so my advice will have to be as well.The short answer: MTRs are real estate, so just like all real estate, any place that can long-term-rent cash flow with increasing jobs/population can be a suitable site to purchase. 

With the increased competition, it’s crucial to prepare your property to stand out and work to address obvious buyer objections prior to going on market.