Sometimes if outside you will see a wet spot in the lawn.

Seems like we're in really similar spots in terms of what we currently manage and where we want to go.

WA is not a landlord friendly state, but if you are going to invest in WA, the eastern side has some hot spots like the tri-cities area that may yield good cash flow and appreciation and still be close enough for you to go there when you need to. 

It also puts your agent and lender in a tough spot where it could be a perceived "fraud for profit" and they could lose their license and face time/penalties if they knowingly cooperate.

It doesn't take long to learn how to spot a good deal.6.

You just have to pick your spots.

If people want an area to build with understanding day 1 may not cash flow but in 10 years you will be in a really good spot the area I believe is perfect for that.

You're spot on @Joe R. 

Then let them guide you, play devil's advocate and act as the borrower, and cover your blind spots.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.