Because they aren't traditional tenants in the sense with a 1 year lease and to determine fit for the house, I like to start everyone on 2-4 month leases and see how they perform.

It keeps your asset, but rising costs and no property management may stretch your time and energy.1031 Exchange into WA: If local management and long-term appreciation in WA fit your goals, this could work.

Do you have an idea of the purchase price that fits your budget and/or what your mother is able to pay in rent?

I think I've found a property that fits my criteria at the right price, but I'm not totally sure on its ARV nor its rehab costs. 

If you’re curious about how it might play out for you, just imagine chatting this through over a cup of coffee.. maybe not a perfect latte art scenario, but real talk about your goals, concerns, and the markets that might fit your style.Pat & JasperTurning investment visions into REALITY in Phoenix, AZ - Ranked #1 for residential real estate growth and opportunity by PwC

Given your focus on equity and scaling for future development, targeting properties where you can force appreciation through value add renovations seems like a natural fit.

It all comes down to how many can you realistically fit.  

Both land investing and multifamily are great but what's best for you is more important.Land has no cashflow and is speculating imo too so personally it doesn't fit my investment thesis of buying property that produces cashflow.

.- Focus on Motivated SellersDon’t waste time chasing deals that don’t fit.

here's a good thread on it:https://www.biggerpockets.com/forums/899/topics/1110473-sett...you should do your own research and determine what fits best for you.