Negotiated with inherited tenants (cash-for-keys); did a full cosmetic rehab on the property (two identical 2/1 units); placed two new tenants after raising rents from $600 to $950; sold the property with one unit strategically vacant and the other with a renewed lease.

Be strategic, calculated organized and think! 

It actually is a very strategic decision. 

Right now just researching and networking and formulating exactly how we want to get this REI train moving!

I am absolutely not attempting to commit mortgage fraud or anything of the like - I am just looking to ensure that I make each move strategically so as to maximize my available credit while still staying honest.

From there you can formulate an expected IRR and some measurements of risk. 

I've been working in Seattle for over 13+ years, I am Zillow top ranked lender in Seattle, King and Pierce I would be happy to review investment lending options and strategize on what works. 

@Jon Horton, One possibility regardless of the sector you want to go into would be to take the cash available and combine it with some strategic 1031 exchanges. 

In that instance a 1031 exchange could be strategically used that way.

One of them mentioned that many of the deals that are being awarded right now are doing something very strategic, although not new by any means.He said that most of the awarded deals are now making their initial earnest money HARD on day one of the contract.