It's a 3 bedroom 2 bath north west (10 min drive) of Franklin on top of one of the mountains.

Have you talked to the utility provider to see if your bill is above or below average for a building of that size and age?

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else). 

This way the wider outside lip contacts the entirety of the drywall while the wings are being deployed and tightened in place.Is there a way to pull the already wired, "old work" electrical boxes through the drywall cutouts from the inside out while not making the holes so big that the wider, outside lips of the electrical boxes can't properly provide contact to the drywall so it can be tightened via the screwed wings?

The list of the top 300 oregon agents came out yesterday in the bizz journal my wife is number 89.

In your case, transferring the property from a revocable trust to an LLC where you and your wife are the owners should not affect the 1031 exchange, provided the LLC is a disregarded entity for tax purposes . 

On top your due process, my advise is to trust your gut when vetting tenants.

but with that said, it seems like you're assuming OP will be able to have a high performing / top performing STR (which i think we would all agree would beat unleveraged market returns.) 

It will ultimately depend on price point and what level of service you want to provide. 

The HOA (through the management manager) said OK, please provide a letter stating the door is the only way to make the unit ADA compliant, and I think it will be okay.A week later the developer presents a letter from an architect stating the door is the only way to make the unit compliant.