Not to knock schooling, I have an advanced degree myself, but I recognize that no one would work for me that I would want running my show.There is a lot showing in your frustration, I feel for you, but it's a challenging time in the industry and without experience and the advantage of having been through a few down cycles, you may just need to read about the down side of real estate to get to the next level.

All cost seg companies will eventually point you back to having that conversation with your accountant, so starting at the accountant level is going to save you time

This will enable them to manage a PM when they reach that level of doors.

I had the exact same issue on my split level house hack.

one other idea i've been thinking about is selling the Portland rental and 1031 into a property near my mom on the east coast who is looking for a single level home. 

I am studying areas (zip code by zip code) with income levels above 45k and employment rate less than 3%.

In a year, assuming it all worked out and you liked it you can rpeat at same level or slightly higher priced home if you’re turning a profit.

How you do it and your level of comfort with the options, is entirely up to the LLC owner. 

I have a property that I have rehabbed that is in a D level area that I would want to off load after a time anyways and was wanting to know how everyone goes about doing this.Do you have a contract that says something like "you rent from me for 3 years and then pay 100k over remaining balance of my mortgage"?

I will lever it lightly with assumable debt, or not at all, and keep this conservatism going until cap rates are ~100bps above interest rates on property of reasonable quality and nearby where I live and operate my business.If that happens next year, I’ll cash out refi to a moderate debt level and buy!