I just realized I didn't answer your question.

We are realizing that this home doesn't fit our lifestyle anymore and we want to pay down debt and start saving to buy our first rental property. 

I realize options may be limited here in the Phoenix area (only two I know of in Phoenix & Chandler with storefront units), but if anyone could point me in the right direction (on either (1) what to search for, or (2) any existing properties to look at), it would be much appreciated!

As I read my post after sharing it, I realized that one thing my graduate degree did NOT help improve is my grammar.. haha :)  

Because prices are so high in Washington, I had been considering investing out-of-state, but after reading feedback from others in this forum I realize that the smartest approach when starting out is to invest closer to home.Therefore, I would love to hear from other investors in Washington about where in the state it’s still possible to find deals.

I realize I probably can't do much about the situation where the tenant is switching assistance programs.

It took me 2 hours YES 2 hours to realize my market was where I wanted to be.

The numbers looked good from an investment perspective, however he reviewed the zoning code and maps and realized that the two-family was not a permitted use in this particular zone.

Welll— we got a new oven and realized the hardware closest to the oven won’t allow for the oven door to open— whoops!

People tend to follow the money, but don't realize where they are in the curve.