I'll circle back and update with intel I get from tax attorney and 1031 QI.

They're easiest to find on Meetup in most cases and you'll get automatic updates on when they're happening.

@Alex Bekeza @Will Gaston @Andrew Postell got an updated appraisal (89.7k)and it was half of my private appraisal $161k.

Updated the kitchen and bathrooms, pulled out old carpet and replaced with engineered hardwoods (upstairs and basement), repainted the entire interior of the house, new lighting throughout most of the house.

Since you are fixing it and updating it, you are able to charge more then what you would have if you didn't fix it up.Also there are a lot of more benefits when you live in the property, than if you didn't, and especially because you are going to be in Portland, you have more leverage on certain things then the regular investor who doesn't live in the property. 

@Stephen Stokes update: 8ft 2x4 is down to $3.47 at my local Home Depot!

I see a few other posts on casa grande which are recently updated.

Newly updated.

Thank you guys for your opinions and useful data points to consider, I'm updating my cash flow estimate accordingly.

We used Mike Ossman (Mossman inspections) for a 1950s fourplex that had some pretty extensive repairs and updates needed.