This one took some research, and many lesser men have failed to connect the historical dots.

I have heard from many commercial contacts that some of the markets are soft and couple that with rising rates, I personally would prefer to leverage my residential properties as those rates are still historically low and you can fix the rates. 

One property has a commerical space in the front that historically has been used as a take-out food stand, which could be profitable. 

In addition, Seattle has pretty good historical appreciation which can help with ROI. 

Historically the longer term would favor Cali generally ( major cities). 

As for historic data you can upload that into Quickbooks so you don’t lose it and it will give you the ability to track year over year profit.

We would do most of the work ourselves, and the house may also be eligible for historical tax credits (what's left of them).Thanks in advance!

@John Franczyk on the tax front, there is no expense you cant write off, or business tax benefit that cant be taken weather you are an LLC or a sole proprietor historically, its all pass through anyway, for example if you have a HELOC on your personal home, and use the money for business purposes, the interest and expenses are deductible as a  business expense. at the end of the day it makes no difference, unless you are avoiding  SE and filing as an S-Corp, but thats for active income, not passive.

Tim - the property is only partially fenced, it is graveled, and historically has been 100% occupied.  

When looking at historical data, there are no what-if’s because we have quantitative information available.