These numbers were simply based on my thoughts how to explain to myself how to use and what LOC was.

I'm new as well and simply looking to make connects through BP virtually and in person if possible!

I've seen sellers simply get any tenant into a property so it looks more attractive.

Seller of the financial loss, simply taking gross advantage.    

While I do think you'll see some nice appreciation in the long run, the traffic is simply unbearable if you have to commute to Portland everyday.  

You could simply limit the number of available parking spaces.Alternatively you could take an additional 18' strip out of the back yard and make overflow parking along the end of the current lot, just past the garage.

As you already discovered, lots of resources here, I think the more valuable resource here is the connection with local experts and simillar minded RE investor, some have decades of experience that they willing to share.

So, I am very excited to have finally discovered the beautiful world of WHOLESALING!

It seems that figuring out how to finance a BRRRR (purchase plus repairs) via a 1031 would be more complex than simply working with an established Turn Key or two in attractive markets, but would it be worth it in the end?

Not trashed, no eviction, the renters simply decided to move to another part of town, and left the property in reasonable condition.