If all you have is the 14k then I would wait and continue to build that up.Down payment, closings costs, and renovations are expensive even with the 3.5% down especially in this current climate and I'm sure in your area as well.

I'd just set your eco range to something acceptable for your climate.

If you provide something with a property, you're stuck repairing or replacing it.While only one state that I know (Arizona) of requires A/C if you *don't* provide it upfront (you did), you're stuck repairing it since it came with the property.That's why some landlords prefer to remove *everything* they can from a rental so they don't have to repair it if it breaks: washer/dryer, ceiling fans, window A/C units in mild climates, garage doors, pools, fireplaces, dishwashers, disposals, and anything else that can break.

Seattle, to me (from Arizona), is a strange place...Why do people want to live in such cold climates???

I really love real estate , but don't know where to begin I read so many books and feel confuse at times this buyers list is no joke to build and I know it takes hard work, this buyers list and to find a good agent is not working for me in New York maybe I should head to a warmer climate ,maybe a change will make a difference, help"Lorna

Vancouver is a magnet for Chinese money, and has a very nice climate (one Canadian described it as the California of Canada).  

@Mark KelleyMark, the two responses are on the money, but I grew up in "MUGGY" Oklahoma City and thus even though the climate here is much more favorable I simply have to have AC to sleep.

Ordinance from the city would be good, as regulation means it is allowed legally and would make it more difficult to ban it (although I don't think that is likely to ever happen).You are probably aware of the climate -- Palm Springs (city proper), just passed an ordinance limiting the number of rentals you can have per year.

-Taxes (not too hard, there are plenty of tools online to estimate by ZIP and property value http://www.fizber.com/propertytax/)-Utilities ( I've been making assumptions based on # of beds, regional climate, heated pool etc)-Insurance ( No idea. beachfront flood risk, state to state requirements, construction style all seem to be factors) -Maintenance ( % of property value?) 

Would also welcome any input about the investing climate in the Prince George's, Howard County, Baltimore metro and Washington, DC metro areas.