Without giving away too much of what is an ongoing process of discovery, this gave me greater clarity  - could I keep the property filled at the right price that enabled the investment to pay for itself?

This thread was initiated not to agree on the best return metric but as an academic exercise to enable me to understand why the annualized return (IRR) goes down over time for a subject property I was analyzing. @ Stephen Greenway correctly explained that the decreasing irr comes from holding the property and averaging more modest and sustainable cash flow returns over the long haul bringing down the initial "flip" return. 

Define you goals so as to be able to establish criteria which will enable you to more easily make decisions on individual investments8.

Most of this growth is being channeled into the western urban county.There's enabling land use legislation in the works: As of today, Snohomish county is nearing the end process of lowering the lot size minimums for Duplexes to the same size as SFR, instead of 150%, so conversions should be relatively simple to permit. 

This enables me to simply assign the LLC to an end buyer rather than assigning a contract.

Right now, buy and holds look the best due to the fact of cash flow for my future and enables me to grow. whether I land lord myself or have a company do it.... that will be interesting to see.I have the ability to go anywhere i would like after the military.

Especially since you don't pay commissions as a buyer, and as a seller, you could avoid commissions by selling it by owner, if the market enabled.

This would save money in numerous places of the construction and also enable the builder to have vaulted ceilings and such since there would be no mechanicals or ducts in the attic. 

However, the relationship with TD in Canada enables you to use your Canadian credit when borrowing and you can setup/manage your accounts from here.

There are online services that enable you to search for more detailed contact information, but those cost money and are usually designed to create mailing lists for a large number of properties that meet your search criteria.