very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

Therefore, I don't have definite plans for how long I'll stay in Oregon, and consider the possibility of someday returning to the Austin area.

We are the kind of people who do not jump into anything without fully planning it out.

Make sure they know you plan to publicly point out to the local newspapers, Mayor's Office, and anyone who will be campaigning against them, just how stupid and lazy they are. 

Since you're a citizen but you live and work abroad you'd still qualify mostly for second homes occupancy or investor non owner occupancy (primary is hard to claim if your job requires you to be physically next to the office as an example so an underwriter isnt going to readily believe you unless you can get HR to write you a letter to state you're remotely capable of earning this income/job duties anywhere).Hopefully that helps let me know if you have further questions into mortgage planning.

I feel a loss of direction and that makes it really hard for me to focus and build.Do we keep at building a portfolio of small multi family (very abundant in my market, very rare to find anything above a triplex for sale), with plans of selling the portfolio and 1031'ing into larger properties? 

If not I wouldn't bother selling as there is an incredible amount of money lost in buying and selling properties, so you have to make sure you have a plan to maximize the equity and actually have enough. 

I own one half, 3 bed 3 bath, and I’m currently living in and renovating it with plans to rent down the line.

Does anyone have any tips/ advice to help make sure my property will appraise for what I planned on based on my rehab?

The best advice I can give is this: if you weren’t planning on RE would you go to college?