@John Tan It seems our supply is actually down, I think I just read a number lass than 3 months.I hope it means there're some good deals to snatch up!

. $1,071 for a 3 bed 2 bath SFR.

While this deal is closing I'm looking at a duplex for sale at 26k (One bed, One bath each side).

I no longer struggle getting out of bed going to work at a prison that sucks the energy and life out of you.

Tans and Grays are good colors.

Its a mix of 1,2 and 3 bed 1 bath units. 

That would seem to indicate needing some kind of repairs right away. https://www.redfin.com/WA/Tacoma/5420-S-L-St-98408/home/2970534- Also from that redfin listing, it looks like the property is 2, 1 bed 1 bath, and 1, 2 bed 1 bath.

It is 1500/1350 Sqft I believe each has 4 bed 1 bath.

Our county auditor site is nicely organized with bed/bath, square ft, etc. if a property seems to have sold for outside the typical window I see I look it up in Zillow or sibcycline.com (a local Company that stores the previous 3 years of sales) to determine the prior condition of the property.

I did my portion of sweat equity late at night for about 3-4 hours per night (and for about 8 hours on the weekends) - after the kids went to bed.