There have been so many studies on rent control it's ridiculous.

I’m happy to share my perspective on communities and home types in the area.

There are plenty of great deals on the MLS.

@Samantha Bartlett we've got a lot of PM info on our wesbite, which I cannot list as BP Moderators will delete this post.

.$130k debt on home including HELOC,  monthly mortgage & HELOC $1,155 month.

To thrive in real estate investing, you must maintain a firm grip on your finances.

Additionally, many properties on MLS in need of rehab are in C-/D class neighborhoods which I have no interest in living/owning in (at least starting off). 

Congrats on your success in Whatcom County @Frank Oliver!

The transition isn't just about property size; it's about shifting your entire approach.I've observed that successful transitions typically happen when investors have:- Stabilized 5-7 single-family rentals with systems in place- Built relationships with at least 2-3 reliable lenders- Established a maintenance crew that can handle larger projects- Accumulated at least 6 months of operating expenses as reservesI asked a client of mine who owns a 420-unit multi-family in Nevada how he started his RE investment journey, and he told me that he started with a duplex in Buena Park, CA, 40 years ago and used the 1031 exchange to grow his portfolio to 420 units, never paid taxes on sale of any of his properties.The most seamless path I've seen starts with small multi-family (5-10 units) rather than jumping straight to 50+ units.

The rate and terms on the 2nd lien position if you can find one may also not make it worth the cash out.