You want to physically meet your prospective tenants for many reasons.

These will surely command a higher selling price when we eventually move (10+ years in all likelihood), but I'm wondering if any of this capital could be recoverable until then for investment purposes.If we looked to do a cash-out refi after the renovation work, for example, would an appraiser recognize and incorporate any of the above improvements into the appraisal?

MOVE to a NO income TAX state OR set-up corporation in NO income TAX state holding co.OR look into NO TAX paper plays if you want to get out of physical.1031 is NOT the only way to NO taxes.You can also set-up a NON-PROFIT and donate the property, assets, etc.THEN PULL any reasonable salary you wantfor your entire family, friends, etc.It really depends on your goals?

And/or you pay someone to physically drive for dollars to collect addresses, and/or door knock. 

Focus on a narrow band of features you're looking for (Property class, physical details, property age, etc). 

broaden the marketing a bit...occupational therapists, physical therapists, resperatory specialists and on and on...they have outsourced all these formerly doctor functions to specific professionals now, and like traveling nurses they are often young, getting paid well and love to travel.

My goal is to acquire more properties that generate passive income by incorporating the BRRRR technique but I feel I need to sacrifice one of my country properties in order to get started.

When I asked him if he could email me the policy that forbids STR's, he emailed me the following:"According to an Assistant Planning Director, we do not have a policy or Ordinance regarding the short-term rental; therefore, it is not allowed in the incorporated country area"Note - I think he means "un"incorporated county area.My understanding was that if there are no current regulations - we're good to go.

Specifically that section currently states:"If during the Listing Term (a) Seller sells the Property and the buyer does not terminate the agreement prior to closing; or (b) after reasonable exposure of the Property to the market, Firm procures a buyer who is ready, willing, and able to purchase the Property on the terms in this Agreement and as set forth in the attached Listing Input Sheet incorporated herein by this reference, Seller will pay Firm a commission of X% of the sale price..." 

This enables us to promote your property to a broad audience while limiting physical foot traffic to only serious buyers.Likewise, our buyer clients can view properties online and take virtual video tours to minimize the number of homes they step inside.