With the down payment you're putting down (assuming it's at best 25%) with current interest rates, you're maybe going to be scraping a couple of backs cash flow on a Class C+ property. 

oh, and since we are in Western Washington state, it is very expensive and tenant friendly.

Thanks for the very valuable information, Chris.  

Quote from @Timothy Villa: Hey Everyone, I am very to to real estate investing and trying to learn about many of the different strategies.

I'm very excited for this.

I would be very careful in working with a 1031 Exchange Qualified Intermediary that provides ("sells"0 replacement property solutions as part of their services. 

These are all very helpful responses, thank you!

It has been best to anticipate wildly different ARVs based on not only the property details, but also the quality of the finishes that are used.

Truly no money down deals are very rare.

As a CPA, it's very client dependent.