All of them paid the rent on time and didn't destroy the property and were generally pleasant to interact with and it never made any difference to me what they were. 

The contribution of your exchange property into an entity at his point in time will not jeopardize your 1031 Exchange transaction since you have such a long holding period (seasoning). 

I imagine in time, most areas that do not already have rules and regulations (not just in Oregon) will implement them.

Unfortunatatly my experiece was not that pleasantful!

This is how you can keep the same system, same home layout, and just make a minor change to how the extra bedroom is filed with the cityAlthough not a pleasant surprise like you mentioned, luckily this is a very minor issue in reality and everything they're telling you is accurate.

As to you, go to Tiki-Bar at Point Pleasant, spend a day at the beach, have some life.

Most importantly, have your exit loan strategy ready on deck just in case you don't flip it in time and need to refi out.

Here is the math on the increase in value at this point in time ~($700k - $120k cost of value add)/ 30 months owned is $19k/month.  

Because your choices are to sell the property or to fix the property, and fixing the property is going to cost a lot in time and energy.

@Nicholas Bagliani, at ANY given point in time people can come up with several reasons why it isn't a good time to buy.