So you're going through the trouble of "tricking" the system to save a few dollars in depreciation deduction that will almost certainly be surpassed by the additional costs of a 1031 transaction. 

Can't wait to watch you surpass those numbers this year.

This year 2018, Las Vegas is #1, surpassing Seattle at the top stop.

While i believe it is significantly less than what you have now, there is a number that banks normally wont surpass.

Their actions have caused the short term interest rates, the 2yr Treasury Yield, to sneak up to long term interest rates, 10 year Treasury Yield. 3 weeks ago the 2yr note surpassed the 3yr and 5yr notes effectively causing what's known as a partial yield curve inversion.

One day I will put in that bathroom and pour a new garage, that day will be when I can afford it (certainly after my passive income surpasses my active). 

What happens when you surpass (or don't surpass) that amount?

I think we will be a little under the $200 per door including management, but we are self managing currently so we may surpass that number in year 2 if we continue (I doubt we will). 

Which makes me think you could easily surpass 100k on the rehab, depending on what you do with it. 

I'd like to build up enough to be able to entirely replace and surpass my W2 earnings.