I know it sounds weird but Sellers want no knowledge and Buyers want all the knowledge.

Sounds like you've got a great start with investing.

It sounds like you're diving deep into the numbers, which is great.

It sounds fun!

The journey from learning to taking action is so important, and it sounds like you're on the right path.If you're considering expanding your investment portfolio or connecting buyers with prime opportunities, I’d love to share some insights about the Indianapolis market.

thanks @Greg M.that sounds like a nightmare but how am I not surprised.  

That said, long-term the appreciation you get in the Puget Sound region is superior to many other markets, so assuming you find an excellent property management company that is able to screen tenants and only put in very well qualified, vetted occupants and you experience limited issues over the holding period, you'd likely come out ahead retaining the Mill Creek property if your financially able to do so and still buy wherever you are headed out of state.

Ultimately I think that a BRRRR sounds like the route I want to take, but think maybe starting somewhere else could be less risky so I can get my feet wet first.

Cheap homes don't get light fixtures, or garage door openers, or door bells, or landscaping and the list goes on and on. 

It sounds like she's a section 8 tenant.