Cash flow is king here I am not focused on appreciation.

Cash is king right now.

Cassandra  -  I would suggest  this option "sell as-is and take what appears to be significant gain and move onto a house that doesn't need so much work" ….this will allow you to simplify  and take advantage of the profit made from the appreciation  …..I wouldn't  try fixing up the property as the  future buyer likely to  change  many things  fyi - 20K for selling expenses  seems low  for King county  ..this depends on if you use real estate professionals  …..if  agents are involved ..a  good estimate for  selling expenses is more like  7-8% of the  sales price (  realtor comm / st of wa excise tax / seller side title and escrow

Cash will be king again -- both BRRR and flip opportunities will re-surface.  

I think I'm the analysis paralysis king.

Your prices are going to be lower in south king county and increase the closer you get to Seattle and Bellevue. 

It's the title of your thread that brought me here.Actually there are several books, but prefer the consolidated King James version.

@Derrick Craig thanks for linking that article, you are a King in Memphis sir!

@Lawrence Briggs CONGRATS KING!!!

Cash is king here, more so than creative financing.The areas you asked about are older more established markets.