I also have some interested friends if the work requires multiple people.

Do you have a family member or friend who's achieved what you want to achieve?

WA is not a landlord friendly state, but if you are going to invest in WA, the eastern side has some hot spots like the tri-cities area that may yield good cash flow and appreciation and still be close enough for you to go there when you need to. 

Hi real estate friends,My wife and I recently bought our first home in Co springs area close to garden of the gods and other attractions in the area. to no surprise our interest rate is a whooping 7.1%, the main house has 4 - BD 2 B. our mortgage is $4009. the property we bought has an attached dwelling unit on the side of it, completely independent from the main unit we live in, we are currently renting it out for 2 years for a tenant for $1545, It has one bedroom one bath.My question is what are some ways to scale especially since in the current market (is kind of almost impossible)?

Some sleep better at night with zero debt, while others love to use leverage and are willing to take on more risk.Community banks right now will go with 80% LTV.

Competence - My best friend is awesome and I'd give him my kids if I got hit by a bus but I won't let him operate on my brain.

Will do my friend! 

This is when i was telling all my friends to buy duplexes - even at higher prices (at the time), because anything you bought made sense with a 2.75% rate.

I would not lose sleep over this.

Buy a 3/2 (if possible), live in the master, rent out the other 2 rooms to friends.