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. 

Managing a multi-unit property can be more complex, so consider your level of involvement.Have you received any offers for a lower down payment than 25%?

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!

I have also purchased training from Attorneys and CPA focused on real estate.I also learned that Renatus is more like multi level marketing where you are then asked to sell this education to other people to recover your cost.

You have no real control over macro economic issues over the long term, which will have a higher level of impact on your building value.  

They put levels on the pad and check to see if there are any noticeable water entry points.