Hey Ryan - I am from WA area too and you did a great job summarizing some of the local/national options available.

So just to summarize what you’re saying. 

To summarize you are basically paying near market rate with maximum leverage and praying for appreciation.

to summarize: there is no cash flow anywhere right now on a vanilla long term rental. 

Not a buyer in the Pocs yet but thanks for summarizing the information here!

Without going on forever, what I've just summarized is the tip of the iceberg.

For example, you could elaborate on the notions of recourse/non-recourse, personal guarantees, evaluate and summarize the range of DSCR lenders (those that seem to offer 30 yr fixed in particular), local vs national HML general things to know, and how financing works for purchasing from wholesalers.

Our process is summarized below.Find CandidatesSearch EnginesIf you Google something like "Las Vegas Nevada property management companies," you may get too many hits to be practical, but it is a start.

I'll try to summarize. 

Between wholesaling, buy and hold, and lease/options I will easily do 20+ deals in 2010.That is how I would summarize my investing career so far!