Keep an eye on the property.On lock-out day have movers ready and be prepared to immediately change the locks. 

Talk to the tenants and tell them you would get them a u- haul or higher movers to help them get out This week. it will be less expensive than the eviction process. hopefully they will accept and get out and leave it decent condition

I'm looking at a duplex right now in Tacoma WA, the central Tacoma/Hilltop area that is two units both 4 beds 1.5 baths, both units about 1,125sqft.

See I don't feel one should be so scared of tenants vacating when trying to move rents to market.

Heres the numbers:Purchase: 130kDown: 3.5 % ( about 4500)Rehab including the closing costs and all other fees: 70kSecond appraisal for the HELOC: 245KThere's still about 5k worth of things I need done on the outside of the house including paint, a little yard work and I want to build a fence, but I believe that fencing in the back yard will add quite a bit to perceived value from a buyer.( The house is in a neighborhood with a well know public montesori school which apparently is extremely sought after by parents with elementary aged kids)The bank originally offered me a HELOC for 60k but due to my income again, they reduced it to 37500 which was kind of a bummer, however after doing a little more work I think I could reasonably expect a 255k sales price when I get rid of it in the next year.So not including the living for free (I rent out two rooms) and the mortgage pay down the final numbers would be:All in Purchase ande Rehab: 205kSale: 255k (+/-)10% closing: 25kPotential Profit: 230k-205k= 25kCOC: 25k/75k= 33% over two yearsNot a slam dunk but I learned SO much and it made doing it again seem much more attainable.I would love to share pictures with anyone in the pierce county, Seattle, Tacoma, Olympia or Bremerton Areas to show you what I did, get your opinions and maybe team up on one in the future!

I would assume anywhere around Tacoma up to Everett there is a pretty strong market?  

The movers here have to have a permit and are insuredon mine he said is his insurance didn't cover it , I called around some and highway patrol told me who to call Then insurance adjuster low balls you on price but if you argue will up priceI have no idea how things work in california

Fun that you are partnering with your husband; my husband and I have many  a coffee date night to discuss the recent rental happenings.I had hoped to be at the Tacoma meet-up, hopefully next time.We started out by reading a few books and buying the properties, we don't have a website or mailbox, and business cards were an afterthought, so not sure what advice I can give for this weeks goals, but welcome aboard!

I realize that the Tacoma market may not be as attractive as markets in kentucky, Cincinnati, ect.

He promised to pay Jan. 30th but didn't not show up at the date and time we agreed on because he has issue with movers and asked that I meet him at the property February 6th but I told him that he has until 5 pm to pay or he will be on default but on Tuesday noon time I got a text from him that he cant make it due to issue with movers again.