If you don't mind, could you go into a little more detail?

I'm currently in the process of gathering more details from my property manager.

What would one of you suggest for a medium term operator whose tenants may be over using a specific utility like gas or electric.

Quote from @Ryan Pham: Is there a reliable way for to est income of a furnish / short term / airbnb  incomevs long time income ( I know this can be est looking at comparable posting in same area )I have a 3 bed / 1 bath small townhome ( hoa approved ) I like to try to fully furnish and do airbnb / fully furnish rentalThis unit is 1 mile from Banner Desert Medical Center ( traveling nurse ?

However, I probably would not upgrade it but I would rent it out LONG TERM at least until you know your long term status in Portland.  

Purchase price: $178,000 Cash invested: $10,000 primary home own use has an Airbnb/ short term rental 5 months out the year/sometime this year will try BRRRR

It's now converted into a cash-flow positive long-term rental.

It's also wise to stick to the terms of your lease.

However, after accounting for long-term capital gains tax and other expenses, you would be left with $150k which is important to budget and account for.

It'll be confusing in the short term, I think people assume it's inflationary.