Fortunately I can facilitate all the improvements at cost but is it realistic to think I can draw a higher end renter that is willing to pay above market rent to live in much nicer appointed home?  

Be realistic with costs.

@Tyler Kowalczik- thanks for the post ....1) get pre approved for a nypotehtical  scenario  so that  you  can make sure you can get  financing and also  so you  can  become familar with the process  2)  you will need a  down payment of  15% or more   3) once you know what a  possible  realistic  loan payment  looks like - do your  reserach on  what  rental incomes  are  realistic  and  this should help with your  decsion making .....the prices are  high in LV ...Port angeles  or  P townsend  might be  better ......consider  Kitsap county  ( although its  been  increasing in value )

If your units are more recently rehabbed to a nicer level, the appraiser will make adjustments.But going into the appraisal, I would have a list of comps you want them to use, and a set of the "realistic" comps they will use, with notes that compare yours to those.

Seems like with full control over my pricing, and a little more effort and personal touch than Evolve can provide, along with automated systems to make sure communication is handled in a timely manner, I should realistically be able to expect a lift in revenue, on top of what I'll be saving by not paying Evolve.Thanks again for the input!

@Tanner Lewis Realistically I’d just put 5-10% down.

So realistically it takes you about 7 years to grow it enough to purchase anything it seems. 

But let’s say that doesn’t happen, then the next one maybe takes 4 years, then 3,2,1 but realistically I would say 25 years.

Even if you're still in the thinking about it/planning stage, it will be helpful to get a very realistic idea of where you stand and what your options are. 

-Consider hiring an experienced local real estate agent.Accurate Pricing:-Set a competitive and realistic asking price based on recent comparable sales found on the MLS.