@Marek BerrySeasonality does play a part but buying at the right price (with the understanding you will likely have a little extra hold time) will always cancel out the more minor aspects of a deal, such as seasonality.  

You have to look at every opportunity as a dollar and what you are know playing is a numbers game.  

That puts 9k back into play.

I read the "Zillow Talks" book and I think it contains enough good info to be worth the time/price.While purchase prices don't look particularly favorable, interest rates are very likely to rise especially in the long-term.One scenario I think that may play out in the Washington area is that values could be relatively stagnant, but rents could rise. 

Tenants who communicate understand their obligations; those that have to be chased, or tell a story when they're already behind, are playing you. 

How did your question play out, and based on that what would you recommend I do?

@Clay SmithVery true, but I think I might work an area that I am very familiar with and can work some contacts where I grew up and with less competition but maybe in some time I will come play with the big boys. 

I think its important to level the playing ground.  

For them to have the eviction lifted they have to:-Pay the full rent due-Pay the late fee-Pay the eviction filing fee $85 usually.Not to sound like a punk, but this is one area that we don't play around with, we take it seriously & express to tour tenants that they should as well.

What I mean is that IF at some point in the future, there are no more flips, the company start to hold on to the properties and not selling off any of them, so when held longer than 1year, the capital gain tax then comes to play.