In the past, I've had great responses and found excellent section 8 tenants.  

Purchase price: $540,000 Cash invested: $108,000 Investing in South Texas offers additional benefits:•Affordability: The price per square foot for new construction in South Texas is among the lowest in the country, making it an excellent value for investors seeking high-quality properties at a reasonable cost.

Your emphasis on these points motivates me even more to continue ensuring the excellence that our clients deserve.Thanks again, and I wish you the same success! 

You need to have an excellent contractor who isn't going to gouge you.

@Benjamin Carver excellent advice.

I found a good deal that I really like for $160K, which has excellent cash flow potential.

Somewhere between 1000-1500 SF, and the locale is excellent in a market with many people moving in and new developments coming in.I should have said "unit" and not "building"

That said, long-term the appreciation you get in the Puget Sound region is superior to many other markets, so assuming you find an excellent property management company that is able to screen tenants and only put in very well qualified, vetted occupants and you experience limited issues over the holding period, you'd likely come out ahead retaining the Mill Creek property if your financially able to do so and still buy wherever you are headed out of state.

-Where can I find a software to purchase or should I create my own excel to properly make sure that each deal would cash flow before I purchase?

The other guys had excellent responses and they know what they're talking about.