I'm looking for someone to help with financial/retirement planning who is experienced with retirement portfolios that consist of real estate along with traditional vehicles such as 401Ks/IRAs.

You could also explaining to him that reliable and consistent work outweighs going and trying to find jobs. 

I purchased a home in 2020 when Portland Maps says the land value was $282,500.  We lived in it for about 20 months and then started renting it out in 2022 - current assessed land value is $327,500.  As I prepare for ...

All this will accomplish is increase your odds of having a tenant consistently pay late.

And will it be consistent say its a 5-year commercial lease which I wrote the contract for 

<1% We have one that has consistently paid late for 4 years on a contract-for-deed.

Any tax investor in the ma/ri area ?

No matter what you do be very consistent (the IRS likes consistency).  

Cedar Park is land locked so values are higher, but people are going slightly farther, ie.

The fact that it hasn't tells how consistently it is generating cash.