Charlie.In central Maryland that does sound weird.

Ideally I'd like to increase my cash flow to replace my six figure job income.Would you buy an apartment complex with a loan?

I know I may sound ambitious, but I know everyone on this forum has to have big dreams and vision otherwise you wouldn't be interested in real estate investing at all. 

I've been reading up on 1031 exchanges and I've been a little hung up on the replacement of debt and mortgage boot.

Since I'm viewing this property as a long-term hold, I built in a pretty hefty maintenance and reserve budget of $8k (about 7% gross rents) assuming in 10 years i will need to replace/maintain these high efficiency systems. 

To each their own I guess.I'd rather have 2 condos that cash flow $500 where I don't have to worry about the roof, and when the AC dies, I can replace for 4K instead of 8-10K, over a $500 cashflowing house any day.  

Sounds easy enough but the bank doesn't want to play along since this is now an investment property.  

Would like to grow a healthy cash-flow portfolio in the next 5 years to supplement (or completely replace) retirement.

It sounds like you have already started with the podcasts. 

I don't know Vancouver or Camas at all but it sounds like people are finding some good deals there!