Whether its a value add or a yield play, operations are the key to success as CAP is the result of  NOI and a sales price. 

However, this is pretty much doing a BRRRR now which I've never done, don't have the time and is capital intensive (plus, I'm out of town) which doesn't seem too appealing.While I could just weather out the cashflow and bank on the appreciation over time, I feel my return on equity is poor, and that equity can be put elsewhere to be more productive.

Have you ever played the game telephone?

Quote from @Mike McMurray:But, in Washington which is in answer to your question: RCW 61.12.200 comes into play.

Condo conversions are bureaucratically intensive and usually not worth it for 4-Plexes. 

Just make sure you’re not dipping into negative cash flow territory, especially with today’s interest rates.Location, Location, LocationDon’t forget, location plays a massive role in appreciation.

I am not an attorney and don't even play one on TV, but as I understand it, as the owner of the home you can hold open houses if you want. 

I am a Cash Buyer , Entrepreneur.  I buy and sell homes and wholesale Lease options . And I provide Rent to own homes for people with less -than perfect credit 

I had had a plumber replace the toilet insides at the end of January and the toilet was flushing perfectly, so not sure why he wanted to play plumber.This is three months later and on a Tuesday I hear it running again and he had the chain hooked around the inflow clip I unhook it and notify him.

I'd love to have your personal cell phone to discuss my situation instead of playing telephone with your assistant Megan back and forth.