How's the palm coast market holding up.   

I was thinking I would create a course that involves a field trip to one of the flips I am working and pointing out all of the things they should catch and helping them understand rehab costs at a line item level.I am an expert in electrical and learned plumbing in the Coast Guard.

one other idea i've been thinking about is selling the Portland rental and 1031 into a property near my mom on the east coast who is looking for a single level home. 

I own 4 on the Emerald Coast of Florida.  

There's always a risk, but I have to believe the further you get from the coast, the more sound this option might be for you. 

I'm in the Space Coast and we are seeing folks from your part of the State coming up to our part of the State.

Beachfront lots are now from $1.5M to $7M+ depending where on emerald coast you want to buy. 

At least you are on the East coast where there is money.

New Western is one that closes in volume in the area that could be a great resource for you moving forward.

Other than that, it's a very landlord friendly state, rents are on the low side but price points are perfect for a new investor to get into versus say the west coast or sun belt.