@Aja Leafe-Hall what bank do you have your HELOC from as I also live in Washington state.

My occupancy rate for September was 60%, October 100%(leaf changing season), November 58%, December 39% so far.

While you are picking apart the data, rentals in that area may be seasonal (ski industry, leaf peepers, etc) so perhaps account for vacancies based on time of year. 

Welcome the book I linked to I actually had leafed through at a book store.

Congrats on your bargain-hunting-only approach.EVERYONE should use that leaf out of your book!

On the other side of the same leaf, cashing out to scale is the general anti to play.

If you buy a STR around some of the mountains (Sugarloaf, Sunday River, Saddelback) then you get a good balance of occupancy in all seasons with skiing in the winter, leaf peeping in the Fall and hiking/camping/fishing in the summer.

Investment Info:

Single-family residence buy & hold investment.

Purchase price: $440,000

Cash invested: $17,000

Bought as a primary residence, now kids are grown up so currently renting basement ...

One thing I will say with looking for help is this: In the landscaping world good help is hard to find especially if you have a "slow season" I don't know your area but if your slow season is winter just realize that the awesome hardworking employee you hire for spring, summer and fall (if you do leaf removal) will need income in the winter months as well and if you can't supply that income without going in the red he/she is going to have to find an employer that will. 

Are you turning over a new leaf?