Quote from @Patricia Steiner: There are several lenders who offer low/no closing cost options for first time homebuyers.

I live in a very expensive market (Seattle, WA) and I am looking to invest out of State.

Two of the biggest challenges I face are that I’m not very liquid at the moment, and the Seattle area is extremely expensive.

R5 is a little confusing to me - "intended for low-medium density single-family detached residential development at an urban density of 5 dwelling units per acre".

The stone elevation can be expensive but will really move a house quickly with the added curb appeal.Some things I like to add for not much extra cost..

Income would be from hunting dues and timber harvesting, expense would be conservation management, taxes, and the mortgage.

Too many low income apartment buildings near by / vacant buildings. 

I’ve learned that it is a very expensive ordeal but having a good lease helps remove the tenants faster.

When they do HML on OO, they want very low risk.  

. - Taxes are on the higher side at $6,000 yearMy Numbers: $115,000 putting 20% of my money $23,000 and finance the rest with total expense of $1,834Monthly expense numbers: Future Maintenance 13% $273 - Vacancy 5% $105 - Property Insurance 5% $105 - Property Taxes 23% $500 - Property management 10% $215 - Office/Travel/Legal 4% $84 - Mortgage 26% $552 - Monthly Cash Flow - $316 per month or $3,792 per year so Cash on Cash = 17%I think this looks like it is a deal worth doing and I also believe I can bump the total rent up by $50 each tenant which I think make it even better.