So yeah, worth emphasizing more for them to do nothing at all aside from start the dishwasher.

That might be a market worth targeting.

Keeping this as a rental would not cover the mortgage (we'd have to pay ~1500 a month including utilities) and we can afford the extra payment, but is it worth it when looking at appreciation?

But if tenant stability and needing cash flow are higher priorities for you, then it may be worth re-evaluating or looking at alternative properties that offer more reliable cash flow from day one.

Long story short, my portfolio's equity has grown to the point where the return on equity is so low that it has forced me to consider selling my 14 unit apartment building. 4 years ago when I bought this property for 445k and I dumped in 200k and has performed incredibly well and rents have grown, the building is now worth around 1.1M.

I honestly had no idea what he was talking about, but when he mentioned VA loan"ish" on an investment property for 5% down I figured it was worth a little research. 

This certainly makes the 1031 option (when available) all the more important, since it is now shielding you are 30-ish percent, instead of 15-20%...Not to say it isn't worth it, if you actually qualify, but something to understand, particularly in syndications where you have no say in hold, refi or exit.

Can someone please let me know the mechanics of the recording process on an owner-financed deal?

Their FAQ says that you can move to a subscription model if you want your listing to be higher in the ranks and it sounds like they offer some more services.For free, it might be worth a try.

I think most of what you are asking is impossible for anyone here to reliably answer without more information and you should probably consult an attorney if you think it is worth it.