That said, I can handle it when necessary and have successfully built multiple self-started businesses and ventures in real estate investing (REI).

If you're looking for software with strong rental accounting capabilities though, there are apps that have this functionality built into them (rather than paying extra through RentRedi to use the REI Hub.

The Snohomish county program details can be found at http://snohomishcountywa.gov/DocumentCenter/Home/V...

Then I had another one where the buyer brought as is under the impression that legalizing would be easy and found out it was not ever allowed and a portion of the structure had to be demolished because it was built horribly and a hazard as built.  

SFHs are a great starting point, but small multifamily properties (like duplexes or triplexes) could also work well given your financial foundation.

Ended up not buying it due to the house being built on wetlands though...

I like good neighborhoods, with sloped tile roofs, stucco siding, built in the last 20 years. 90% of Las Vegas SMF checks none of these boxes. 

This gives you a foundation for making a fair offer.Secure Financing: Be prepared to show you’re a serious buyer with funding lined up, whether through cash, traditional financing, or a creative option like seller financing.Have a Strategy for Repairs or Development: If the property is distressed, outline how you’ll handle improvements to bring it back to productive use.

But if you're able to figure it out and get it built, you can rent out the units and essentially BRRRR it and pull some/all of your equity out to repay your debts, yourself, and potentially keep the investment cycle going. 

Builder tore down the single family and built two single families on the lot.