After sitting vacant for a while I'm entertaining the option of converting to residential units.

I'm happy to chat about your options to see if we can get you out of this mess. 

As an investment property, I don't think your want is an option for you.

The average company only survives for ten years, while even large companies typically last just 18 years.

Many aren't used to explaining why their services are worth $12,000 (the typical pay for selling an average-priced U.S. home).

Here are a couple of ways you could structure the deal:Lease Option with Seller Financing: You could lease the property with an option to buy later, allowing you to rehab it while giving the sellers time to find a 1031 replacement property.Seller Financing with Deferred Payment: Structure the seller financing with no immediate payments, allowing you to refinance once the property is appraised, and the sellers can complete the 1031 exchange when ready.Escrow Holdback: Transfer the deed into an escrow account, giving you control without immediate transfer, so the sellers can take their time with the 1031.Third-Party Facilitation: Use a qualified intermediary to hold funds and facilitate the 1031 exchange while you refinance.These options allow flexibility for both you and the sellers.

. - Production: Typically STR production on the Oregon Coast is +/- 10% of valuation.

As a side note typically I do not use my deferred tax dollars to invest in traditional real estate as the benefits (depreciation etc) are all lost when using a self directed IRA - My guess is build to rent will provide little to no cash flow to build the account - it will all be locked in the property. 

Gradually scale by researching high-growth markets, partnering with experienced investors, and exploring financing options like SBA loans.

Also Cocktails and Real Estate at Patriots place.BP does have a local meetup section which usually has good local options.