As far as my moving out of state for investments, I  started a little less than two years ago due to the inflated markets in Portland.

According to my "definitions" ARV=actual assessed value after my rehab versus the currently inflated market value. 

From what I understand from the broker, the mortgage limits are different depending on those units, both because of the multi-unit nature, and the fact that LA is an inflated market.

But I'm not sure that does anything for you.If you quietly pay 10K of the purchase price it inflates your 1031 reinvestment target and your gain on money you yourself pay to yourself.

A lot of people are speculating on the idea that land and supply in LA is severely limited and people are still trying to move into LA, therefore they can justify these inflated prices and have confidence that prices will continue to go up.   

You are proposing a 1.8% rent increase which is far below historic average inflation of 3%.

Do strong factors like unemployment, tenant to homeowner ratios in the neighborhood or inflation weigh out aspects like unexpectedly high ROI's, neighborhood ratings and local higher sold comps?

We didn't get enough done and had to live in the construction of two units with a 2 year old.We ended doing the following:Roof ElectricalWindowsRepipe of supply linesCrawl space clean-outAll new landscaping, fencing and a retaining wallPaint inside and outGutted bathrooms and kitchensPersonally, I would love to keep using this method when my wife and I move to the Philly area in a few months as being able to include all those expenses into the loan over 30 years was less expensive than if we did the project piecemeal due to inflation. 

@Mark Fitzpatrick I don't recommend selling unless you know what you're doing with the money, especially because inflation is eating cash away right now.

Generally speaking there is a huge demand for housing in my area, the cost to build is pretty steep, inventory is low and inflation is out of control.