but it also has a couple shortfalls: - Low to fair rents at best - Low rent appreciationI bought fairly smart, but still not smart enough to consider it an immediate good return.

Smart man Russell.. 

Your plan to handle the strategic aspects remotely while a property manager handles onsite issues is smart, and as long as you log your work and stay hands-on, you’ll likely qualify for active status.

And, depending on where your properties are in Portland, the value might be near its peak—selling while they’re in top condition could be a smart move.Ultimately, it comes down to what will give you the most peace of mind and the most flexibility for the future.

It might be a smart idea to contact some private lenders! 

You’re in a solid position with this property, and it’s smart to weigh your options carefully.

Question is, is that the smart thing?

in my mind for short term hold and control I like it  but to buy with zero equity to me is not all that smart unless its areas that are historic high appreciation markets. 

It’s a smart choice if you want to streamline operations and ensure a consistent, high-quality guest experience without being hands-on 24/7.I'd be happy to share more ideas.

With enough knowledge you can make a educated decision on which approach you take.My experience:I personally don't sign up for any program who take you aside during events and try to sell packages that is just blatant sales strategy.Once you sign up there is every attempt to make you sign for their programs for bookkeeping, registered agent, LLC or corp setup fee which have ridiculous even with platinum membership.Basic standard structure they suggest to take advantage of multiple deductions can be easily achieved by proper education or work with a good firm like https://wcginc.com  who is local to you.A umbrella C-crop to manage all other LLC properties and take advantage of many tax deductions that are not available with a llc, its also used to take losses up to 100K as startup expenses and dissolve the entity after few years.Few LLC entities for investing in Real Estate, etc preferably in Wyoming or Nevada ( you can find many companies online who can do this for $150 compared to anderson $1500-$3000) , they will claim they have a secret Operating agreement which is bogus.They certainly try to take advantage of tax loopholes and claim to be smart people, my view they are just taking advantage of numbers as per their own statements.