That is to say if a property is $1M, it should gross at least $100k annually.Personally my own tolerances are tighter than that (I would want 150k on a $1M purchase so 15% to even start digging in deeper) but the closest thing to an accepted 1% rule in LTR's is the 10% rule in STRs. 

I would need to pay $32 monthly if I were to house hack and having the other unit rented, plus saving half the rent for operation expenses (not taking into account the money for the flip)Financing: I would do a house hack, therefore FHA loan, 3.50% down payment, 4.38% annual interest.Some of the closest schools (0.72 mi) that it has, have a low rating on GreatSchools.org, but it has some nice schools within a 4.0 mi ratio (8 point rating).

There are a couple meetups in the bellingham area, it won't fix the timing issue with your job but it's the closest regular meetup to Vancouver, BC.Do you have anyone in WA state that you know and trust??

They have to be tall enough to see over the closest RVs. 

The closest section of the house to wall is around 20-30 feet away. 

You can Google to locate them and go to meetup.com The Waltham Black Diamond is probably the closest to your target area.Paul

It still needed about $40-60k worth of rehab , the closest and most expensive comp was only $320k ..

However, the areas closest to downtown where there are lots of renovations happening would make great candidates for those kinds of plots of land.  

Elderly buyers, excited, , went to the closest realtor,  and  broker to give us  a contract (they were afraid to leave town without us knowing they were serious:(  In fact, when they entered the office and said they wanted a contract drawn on a house they love, he  (not unusual) asked them if he could take them out to show them some houses.  

I have found that, as a general rule:> price does not equal quality - and this applies to most things in life...This applies to cigars, scotch, bourbon, steak, vegetables and many other common items.