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.

This is when the program takes on another aspect of network (multi level) marketing.

A handy search bar in the upper right makes it easy to find previous discussions, blogs, podcasts, and other resources.

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

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

A fixer-upper, I fixed everything in this house as best as my finances allowed at the time and rented it for 20 years.

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 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"?

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

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.