So ya-see Jimmy, that's how we have a FACT-BASED conversation on "I can land 1%+ deals no problem"........

FWIW, I'm going to base this off a 1,500 SF single family new build, but I'll predict the build cost will be a little over $200/SF.

Hi Ben, I'm also based in Snohomish county.

MarketFinder: Helps you identify potential markets across the US that fit your criteria for investing and shows you this info below plus more based on zipcode, here's an example for a zip in Denver. https://www.biggerpockets.com/marketsDealFinder: Once you find a market you can dig into specific homes on the market at  https://www.biggerpockets.com/deals

I’m a broker based in Charlotte, NC, and I work with Compass to support investors in maximizing their growth strategies.

I've been allocating based on sf used all direct and indirect costs. 

You can't decide which one to choose based on the minimal information you provided.

I have an STR in Niagara Falls and it does pretty well based on the purchase price. 

This is verified based on the good schools, department stores opening up (Costco, Target etc.) as well as verified investment from Jerry Jones (Dallas Cowboys owner) and the city to grow the population.

Your primary home doesn't produce cash flow and is a pure expense.