Not to mention that all their ROI calcs depend on cash flow of course so long term return calculations also fall apart. 

As mentioned above check your local laws regarding STR, occupancy, building code etc.If good on the above, then figure out your cost. 

The area and price range you mention  should go  very  quickly regardless of the time you list the property... when you sell - you can also ask the buyer to provide you with an extended closing date or lease back ( if you need some extra time before needing to move ) . 

I'd also look at landlord tenancy laws for WA as I think they are pretty tenant friendly and getting rid of a bad tenant (even one who doesn't pay rent) may be hard.You mentioned you'd profit $130K if you sold it. 

Not to mention the laws they be changing..

I saw Fernley mentioned somewhere in my research on the Telsa announcement and was going to concentrate on either there or Sparks.  

This model works for me but it isn't for everyone.As Jonathan mentioned, have multiple conversations with agents/brokers, look beyond the "pitch", and just pick someplace where you feel you'll have the best shot at learning the business.

I looked at that quadplex you mentioned and I couldn't get that 3,000 mortgage without a 30% down payment.

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As mentioned in a previous comment, you don't want a cheap appraisal/inspection.