I think it's telling that the only people encouraging you to buy in Portland are those that stand to make money from more REIs in the area (a property manager, a contractor, and an agent).

Any help/advice/encouragement would be greatly appreciated. 

@Janki ShahI encourage you to be very sure of your rent numbers.I know nothing about the property and the area but bumping rent from $650 to $900 seems optimistic from a distance.

.- Then charge month to month at a mortgage rate to encourage them to make other plans if they haven't already.

I encourage you to pursue this, but make sure you have found the right property.

It seems to cover the 1% rule and cash flow after debt service but looking for investors who buy in Oklahoma to compare if the numbers make sense and after the initial response being not so encouraging on this opportunity, it has made me re-think if this is worth pursing.  

I would just encourage you to take the right actions.

Not saying a book can't help you out, it can and would encourage you to look into the book and heck, you have access to the guy who wrote it!

@Jesse Stein given the current administration’s desire to eliminate the 1031 exchange and eliminate the capital gains rate by raising it to 39.6%, I encourage you to think about selling now and finding something to reinvest in.

I highly encourage you to shift your "instant gratification" mindset and look at the big picture.