Question: Is it worth it to perform a cost segregation when you rent out spare bedrooms ? 

Zillow shows it’s estimated at $772K.

And I have a key replacement cost in the lease.

I realize that they were just trying to sell me something at all cost and been chasing me with phone calls/text messages.On that note, I wouldn't mind to have someone more experienced than I am to run my deals through and pick their brains from time to time.

PITI estimated to be at around $1350. 

I really do try my best to be an awesome landlord, but it’s starting to not feel worth the time and energy.The house is at a 2% fixed rate so it’s hard to consider selling (at least right now), and getting the tenants out of the house would cost at least $5k per the Portland laws.

With housing prices skyrocketing, the increasing cost of raw components and lumber, and labor shortages, the idea of owning a piece of income property is just not in the cards anymore for many individuals.

You will have fairly sizable tenant improvement or build out costs with each lease.  

How much is the landscaping cleanup going to realistically cost?

Then talk to your contractor and get an estimate of the costs and how long it will take to get it done.