Jeffrey:I'm connected to a large group in Indy that focuses on buy & hold SF and apartment (commercial) residential real estate. 

Ask an attorney for the cost breakdown, factor in holding costs, assume they'll do more damage on the way out and then ask for a bit more for the headache.But again, especially with no experience with evictions and it sounding like a mess, I would be very tempted to just walk if the tenant is not going to cooperate. 

So let me see if I can contribute anything that might help you....First, I would ask yourself if you want to hold a rental property in Seattle...? 

The industrial buy and hold buyers have virtually dried up in San Diego.  

With comps ranging from $875K-$1M and your estimated build cost at $550K, the after-completion value gives you a significant equity cushion, making this project highly attractive to lenders.If you plan to hold and rent the property, you could refinance into a DSCR loan after construction, which bases lending on rental income rather than personal income.

I was to start assembling a team together and am looking for any recommendations of contractors that will offer a little bit more hand-holding, as I am still fairly new to this process. 

I have two properties (exact same property just across the street from each other) one is a seller finance that is coming to the end of its contract for balloon payment and the other is a fix and hold Interest only loan that is also coming to the end of its contract for balloon payment.

Our city holds a lot of hidden gems.

Not worth it to me.In my area if the pool has a powered safety cover that can hold body weight, then a barrier fence is not required.

Otherwise, if you are referring to ETF's such as Spiders, or QQQ, the the holding period rules apply.