To me it doesn't matter because I can't go back in time and buy more or sell at a different time.

Actually, met the assessor and he was very pleasant and adjusted them within a month. 

This is not some fairy tale test where the disabled one will magically turn into a prince and cause a climax in the story line with a happy ending.You need to get that kitchen done in time and on budget without any mishaps.

I figure I can study and get my license in the next month or two, just in time for the purchase.

At this moment in time in our market i'd say probably not.

Peter would depend what your current liquidity and net worth is along with your annual income from your job/business/current investments etc.Different assets are cycling at different points in time in different states.2009 was mainly coming off the bottom for the lower priced SFR assets. 

Remember that ROI and cash flow are only a snapshot in time, an estimate of how a property is likely to perform today.

When in times of deep introspection like this I’ve found it helpful to get some headspace for a couple days without work distracting me.

While the city council’s societal heart may be in the right place (for the tenants getting priced out of the Seattle) the onslaught of recent ordinances (1st in time application - challenged and overturned in Court, limits on move-in costs / pet fees, no criminal checks, etc.) these have in many cases encroached and/or completely ignored landlord/property owner rights and create such complex regulations that it is in many cases not feasible or cost effective for small mom & pops to manage their own properties, so they reach out to pros and pass the costs along to the tenants.

Hey bigger pockets, if you had a chance to go back in time and talk to your younger self and give them advice what would you tell you ?