Where comps come in to to compare "cap Rates"  (a measure of financial performance) of recent sales. 

Welcome to BiggerPockets, Derick! 

Hoping to get an abatement.

I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

for folks in So cal  I think Vegas is a great choice   1. you can drive there   keep in mind flying to other parts of the country to check on property is going to eat up 1 months rent if you go annually.2.

15% down with no STR experience - you're going to have to pay a price for that.

Looking to make $450 a month in cash flow.What made you interested in investing in this type of deal?

We are asking the current tenants to leave as the property is not in optimal condition we like to have our rentals and we would like to fix it up to increase value and rents.

They loved it because they got some play money right away and steady income each month without having to deal with toilets and tenants.

Hey @Brett Sheeran and welcome to the community!