One of the reason prices are all over the place is many local investors/turnkey providers sell to OOS investors above retail at the 1% rule.

You have an extra selling point when you turn it around.Though, I would love to see arguments against it.

Can anyone provide some guidance on the ideal move?

I'm confused, can anyone provide some insight?

In my mind it seems like it would be hard to coordinate furniture and appliance delivery as it may require a special vehicle and/or extra manpower to take something up 70+ stairs.

Do not provide substantial services 3. average stays of 7 days or less4. materially participate Primary Residence route:I presume that doing this route will:1) portray yourself less risky from a lender's perspective2) Less downpayment requirements.

A 1031 exchange would likely only cost you a fee, plus impose rules on how to use your sale proceeds and when, without providing a tax benefit. 

You really need a team that provides rentals, All the best 

I have a wealth of knowledge I can share with you and provide you with some good insights into markets to avoid and those to pursue. 

Also, what exactly was the quote provided by the contractor?