If no loss protection and likely relo again, I would rent in Seattle and buy several investment properties. 

I suggest you start out by meeting like minded people and here is a link to a local meetup in the OC: https://www.biggerpockets.com/forums/521/topics/1225233-ocre...Good Investing...

When we looked at what his cashflow is currently, and then considered what he would net out of a sale post tax, he decided to keep owning the properties.

I’ve had a great experience with Brian Hartsell at key properties for my vegas properties. 

Insurance right now is wild, so I'd get a solid broker on your team - I'd be happy to share my contact if that would help.Also, aren't most of the existing insurances shared on the OMs for the properties? 

Incorporating a washer-dryer hookup in the main house could be advantageous.This addition not only increases the convenience for potential renters but also adds value to the property itself.

I know a common practice (at least for syndications), is to create a separate LLC for the property and then raise capital once the deal is already under contract.

Is this property in TN?

If you have three people renting together, combine their incomes into one to see if it meets the 3x requirement.However, nothing is that easy.

If you decide to sell and find an investment property with a greater cash flow potential.A 1031 exchange would allow you to indefinitely all of the tax and use it to your advantage to reinvest into larger nicer property/properties.