There are also other options such as seller financing that you can dive into fairly easy and start cash flowing.

I’ve pretty much got the rest of my team in place but am having a hard time finding a company that is willing to give a fair price for the job.  

With the principal is safe and major items fairly new, along with cashflow I'm pretty please.  

Getting it zoned as a tri might work, but I’d play it safe and run numbers as a duplex.

But, I gotta play by their rules. 

Some states it's fairly easy to DIY, some jurisdictions you definitely want someone more experienced to handle at least your first one.You might want to also post a 30-Day Notice to Vacate. 

Any recommendations on what is fair price for a multifamily inspection in the portland area?

Are we able to sell this house to the 1031 exchange business at fair market value, paying any capital gains from the sale (because it was a rental first and purchased after 2009), and rent it back to ourselves from the business at market rent for about 6 months before moving into our new house?

So based off this is it possible to show how a cap rate of 8 would mathematically play out?  

I'm guessing based on your picture you're fairly young and may not have a lot of savings.