An eroding tax base and increasingly anti-business climate is to blame.

Sign the new lease and pray that tenant will not invoke the anti eviction law?

I get the anti vac folks.. 

It could be said that the new administration is anti landlord. 

I am in no way anti realtor, just have seen too many that do terrible jobs and cost their clients time and money.

-Three proposed Wa state anti-landlord bills;HB 1236, SB 5139, SB 5160 Eviction Ban Bill -SB 5160 also mandates that housing providers renew any rental agreement or month-to-month tenancy for 2 years after the end of the emergency period ends, unless the property owner sells the unit, or moves into the unit themselves. 

The Anti-Eviction Act, N.J.S.A. 2A:18-61.1, and the Summary Dispossession Act, N.J.S.A. 2A:18- 53, provide the following grounds for the removal of tenants that may constitute emergent circumstances justifying an LT trial:• Disorderly tenant (N.J.S.A. 2A:18-53(c) or 2A:18-61.1(b));• Willful or gross negligent damage to premises (N.J.S.A. 2A:18-53(c) or2A:18-61.1(c));• Abating housing or health code violations (landlord seeks to permanently board up or demolish premises because cited by authorities/inspectors for substantial health and safety of tenants) (N.J.S.A. 2A:18-61.1(g));• Occupancy as consideration of employment (N.J.S.A. 2A:18-61.1(m));• Offenses under comprehensive drug act (N.J.S.A. 2A:18-61.1(n));• Assaults or threats against landlord or certain other persons ((N.J.S.A. 2A:18-61.1(o));• Eviction for civil violations (tenant found by preponderance of evidence that theft of property, assault, terroristic threats against landlord or member of their family, employee of landlord’s, etc.)

However, Portland has declined substantially in terms of homelessness taking over every neighborhood, trash piles everywhere, increased crime, looting & drug use, graffiti everywhere you look & the tenant laws are very anti-landlord.

Due to the anti landlord laws & the above I'm considering moving and/or investing in Wa state.Are there any counties or neighborhoods in Wa state where cash flow is still viable, the market has upswing potential in terms of the job market & economic strength, and the tenant laws are landlord friendly?

Also note, I did look into rate and term as well as a cash out refi to put some of the equity to use and/or enable the unit to cash flow and reduce the interest rate but ultimately the current state of Seattle, their rent freezes and anti-small landlord doctrines forced my hand.Question (finally...I apologize):  Is it possible to 1031 gains from a sold property into an interest in a syndication if you're a passive investor and not the sponsor?