Whenever I analyze Seattle properties for fun (to dream), they are way slimmer than what I am used to down here.You can do a lot to research the different expense components, and keep refining it while you can still back out.  

I am using in the drip system, a Mazzei injector. 

I am using an "As Is FAR BAR" contract.Thanks!

Would this apply to me if I am using an FHA loan and only putting 3.5% down?

The company I am using is Patch of Land and they have been just awesome to work with so far.

@Steve Vaughan I am the buyer of record, but the way that I put the deal together, is closest to a sandwich lease option, where I am using a lease with a purchase option to buy, and a similar contract to sell, but with some added contingencies.  

10 rentals - all 30 yr loans - if I could do it again I would have done 15 year loans, instead I am using cash flow to pay them off.

Other than selling stock options we have not invested in equities per se for over 30 years.But it's amusing to listen to 'friends', (who have often ridiculed our REI endeavors), desperately seeking solace & hoping their 401(k)'s etc recover from these reoccurring & inevitable pullbacks so they can still AFFORD retirement????

Below are what the numbers would have looked like:-$189,000 price (assuming I negotiated to the actually purchase price of $170,000)-25% down payment, 4.5% interest purchase price plus reno loan (loan structure I am using for my current deals), $25,000 renovation-Rents were listed at $500 and $750 (I would have put inserted $800 and $1000 which are the rents this type of property usually goes for in this part of Cincinnati, Ohio)After insurance, taxes, and savings the numbers would have been: -8% ROI and 7% cap rateLuckily for me, I was very stubborn and listed my rents at where I wanted them to be, and after a few weeks of vacancies and the fact that super fancy apartments charged $1350 for 1 BR unit, I was able to get the 35% ROI which I now know, is an outlier.Cannot wait to hear about others experiences!

The VA loan is not an option for me because I am using that on my Primary residence right now.