You'll need some negotiation ability, and also to be able to communicate your offers clearly to a seller, but I've found it worthwhile to diy in exchange for a price break.

You should see some efficiencies of scale with a larger property.I'd be more comfortable with 8% vacancy.What's the $200 electric bill for?

Self-directed 401k has several advantages over an IRA (significantly higher contribution limit, checkbook control, ability to take personal loan from your account tax -free, Roth sub-account, cost-efficient and more) but it is not for everyone.

He has great attention to detail and communicates well.

I've used some STR management companies in the past and I had negative experiences and honestly, it's not too hard to keep up on the communications and management of only 2 units just a little inconvenient.

Apart from the repair $$$ the raised rents definitely covered the cost of electric (I have a sub-meter on it & it now runs $22.95/month for electric with our $/KWH) & the water costs went down probably/maybe because of the more efficient washing machine???

It is waste and no way efficient for the materials you can buy.

My approach is nearly always that the best path would be to sell your SFRs and 1031 into a larger MFR where you have lower per-unit purchase costs, efficiencies of scale, and the ability to force appreciation.I know Seattle is expensive, but I'm sure with some work you can find a property that will fit the bill.As far as where you're living now, stay there.

The process of dealing with the government was also extremely slow. our potential tenant was going from a county to city limits voucher, and it took 2 weeks longer than the 4 weeks HUD proclaims it would... communication with the gov can be difficult as well.

With a MFR, you have less vacancy risk, efficiencies of scale, and (if 5+) the ability to force appreciation.