It's a pure arbitrage play.

@Jinal ParekhThere is no value add play in turnkey.

Unfortunately, the mice walk out and die and the dead rodents are eaten by other animals - who then die of the poison as well.I’m a big fan of the electric traps that finish the problem quickly without poisoning any wildlife or neighborhood animals.

Either way, you have two options at play and it sounds like some good equity so congrats! 

Would love to hear how these things come into play and what they can do to your costs when you evaluate properties!

Do you need cashflow now or you looking for this more down the road as properties appreciate and increase in value.If you are not needing cashflow now and it's more an appreciation play of having when you retire then you have one strategy.

Just playing devil's advocate and I'm a fan of living as close to work as humanly possible so you can bike/ walk. 

With proximity to the Freeway, University Of Washington - Tacoma, and Downtown (which has over $1Bn of projects permitted for the next 5 years - including a Grocery Anchored Retail center) If you can find a value add play in Hilltop I wouldn't sleep on it.

Clarksville area seems to be great for longer-term plays right now just because you can acquire for so cheap, but for the flips you may want to consider moving closer to the city. 

Obviously run the numbers on the whole package and each individually, but sliding the purchase prices around on a few to play with LTV on financed properties would let you stretch your capital and pre-approved amount further.