@Benjamin Carver excellent advice.

I'm also getting into property management specifically in Cleveland, Cleveland Hts, and University Hts and am open to doing it If you’re interested or have any questions about how this could fit into your plans, please let me know.

Our flooring guy fit us in, but had other jobs lined up after ours.  

You may pay a bit more and make a little less, but playing the long term game is key in real estate.The types of structures could be lump sum (one price) or cost plus (meaning you pay the cost of material and labor plus a flat fee—more of an open-book model).I see some investors who want to pay for ALL the materials, which is excellent for the investor (more control of finishes & cost) and general contractor (if they are getting paid well).  

Narrowing down your goals will help you better choose a market the fits your investment criteria.

5) Miscellaneous - whatever doesn't fit above.You & your PMC should go over a repair list to figure out what needs to be done and what doesn't (at least for now).

That said, long-term the appreciation you get in the Puget Sound region is superior to many other markets, so assuming you find an excellent property management company that is able to screen tenants and only put in very well qualified, vetted occupants and you experience limited issues over the holding period, you'd likely come out ahead retaining the Mill Creek property if your financially able to do so and still buy wherever you are headed out of state.

Somewhere between 1000-1500 SF, and the locale is excellent in a market with many people moving in and new developments coming in.I should have said "unit" and not "building"

I found a good deal that I really like for $160K, which has excellent cash flow potential.

-Where can I find a software to purchase or should I create my own excel to properly make sure that each deal would cash flow before I purchase?