Overseeing tradesmen while they work on your properties sounds like material participation to me.

I am not sure about the other markets but I would suggest looking up a Realtor from here and utilizing their knowledge to help you. 

Had quotes for $20,000 not including materials. 

This includes all charges paid, utility accounts set up, renter's insurance established, lease signed, etc.

High ceiling looks great but increases your utility bill.

HOW TO SHARE UTILITIES 101You have a property with two or more units and the utility meters are shared.

We decided I’d utilize an FHA loan to buy my first property.

My thinking is that by renting to a residential care facility I can effectively utilize all the space, earn above market rent, and help provide a needed service, while avoiding tenant parking jams. 

Let brokerage grow, tenants pay down mortgage, and save up for another property organically (Cons - slow growth, waisting equity// Pros - low risk)2) Cash out the $300k brokerage account, pay off the townhouse, start cash-flowing $2,400/mo, and save up for new investment or 1031 into multi family(Cons - cap gains tax on cash out, high Oregon income tax penalty, hard to find deals being $2,400 monthly cash flow) // Pros- cash flow, increased leverage into large investment)3) Cash out $300k brokerage and put into separate Multi Fam property, hoping for $2,400/mo+ cash flow, keep townhouse rented as is (Cons - cap gains tax on cash out, not utilizing equity PROs - increase portfolio value, higher upside with value add or rent increase on new units?)

This property is gonna cash flow over $1000 a month after we're all said and done with utilities mortgage and more.