You can also usually count on rents increasing enough in around 5 years, so that you do cashflow.Of course you have to watch out for over-leveraging and going bust!

Generally, homes closer to the water are more expensive.  

I personally also bought a couple two flats to get started and I always looked at it from an overall expense view. 

It is much more helpful than pictures to see you aren't hiding anything.   

If anyone has tips or suggestions, I am more than open.For better or worse, I am taking a leap.

@Nathan Harden- thanks ...I am  also here in WA  and  moved from  OH many yrs ago .....my wife is from Medina OH ......what about looking  closer to  here  or maybe a bit  north ( stronsville  etc) 

A couple of assumptions I see here stand out to me.

I had a couple clients lock in just recently at 7.1% on 10-30 unit deals.

Plan to make some tenant improvements to push rents closer to market rate for the area.

You will also likely be paying more than more experienced investors as you build your team and knowledge.