As Guadalupe said above, a DSCR is a great option for buying with a lower DP but it comes with the caveat of higher interest rates; and as Nate said, National Bank of Coxsackie in Glenmont is a great local bank which wont sell your note to larger banks.

And the great thing about many older homes in the area is they often have a layout that makes these conversions relatively straightforward. 

Your time is a huge factor in this, Nathan has a great post above that provides in fine detail here. 

This is a great place to learn and to connect with people so take advantage of all the great resources.

I'll send you a message to get more information from you. 

If he’s able to rent out the property in Tacoma either STR or MTR (military bases have great tenants) to hold it long term as long as it cashflows enough.

This house is in a great area that is growing and has experienced solid appreciation.

It's great for a landlord if the tenant is properly screened. 

.- You mentioned this sale is tax free 121 exclusion, which is great, and seems like a solid start to your goal.- The townhouse you're moving into is currently a rental, but you plan to live there two years for the 121 exclusion.

It’s great to see your commitment to real estate!