I don't yet know what I'll do, but this exchange gives me more to consider.

If you do sell and do a 1031 exchange there are a few things you could do to make your exchange as smooth as possible.The first option, If you do a traditional 1031 exchange and find a property that you really like don't hesitate to get it under contract.

It would be fantastic to exchange advice, share our experiences, and help each other succeed.

Is it possible for us to form an LLC and 1031 these into one 1.5 million dollar property in Oregon so long as we abide by the timing guidelines concerning the exchange. 

That's according to The Business Journals' inaugural hottest housing markets ranking, which is based on third-quarter listing and sales data from Intercontinental Exchange Inc. 

The good news is that if since it is being used for investment use, you could also qualify for a 1031 exchange and take advantage of the 121 exclusion.

If you want to sell a property and keep deferring that tax by NOT recapturing the depreciation, you can do a 1031 exchange where the proceeds are held by a licensed intermediary for a short time while you identify and close on a replacement property.

that are considered landlord unfriendly. 

If this is the case, once their attorney reviews the lease and explains that they are indeed responsible for repairs, you could help out, if they don't have the money, and offer to pay for the repairs in exchange for a lease extension, or some type of repayment plan over time, etc.  

Otherwise many many many agents spend a lot of time and effort finding property and writing contracts only to find that the funds can't be transferred, or they don't have immediate access to the funds, or they need some kind of approval from 3-4-5th parties, or there are exchange restrictions, or 9000 other excuses.You probably need to find them a commercial broker who can handle whatever kind of investment they want to make.