You could reach out to Kevin Kim at Geraci LLP in CA who's firm does securities and PML law in all states and is intimate with CA, OR, WA, and ID laws as well as corresponding state specific financial institutions governance (in WA it's called DFI or Department of Financial Institutions) and how to navigate their expectations accordingly... 

I have 12-doors there now and know the city, neighborhoods, etc. intimately.

Usually I will expand the area and look farther back in time before looking at under contract comps.

Normally, doing the work yourself seems like you are saving money, but it actually may be costing you more if you factor in time. 

I would ask the question - is a 1031 even worth considering at this point in time?

When in time the inbound marketing finally sets in, you can either stop the outbound marketing and enjoy 100% free motivated seller leads on autopilot without lifting a finger...

The townhome has appreciated in value to about $350k (per Zillow and RedFin) over the few years I’ve owned it, so estimating $150k in equity, about 45:55 self to bank equity ownership.The townhome now has a leak that has lingered and gotten worse over the few months waiting for an insurance claim decision, ultimately being denied coverage so now I’m stuck with having to cover the entire expense.I’m also considering selling the property once it is fixed so I can take the funds from this 1 single family property in Houston to apply towards funding a possible multi-family property in Austin, TX.The quotes to fix are around $15k-$20k, which I’m not excited to just pay out of pocket, nor do I think I really can at this point in time.

If not, then you're setting yourself up for failure if you can't MTR in time. 

Selling to the real estate agent's mom was a unique and pleasant outcome.

@Liam Talukdar, Inventory is a snapshot in time repeated almost daily isn't it?