Hey guys,I've been self-managing for 5 or so years now but recently turned over the PM on a couple properties to a local property management in town.

Pick an asset class: Class A, B, C & D properties, research pros & cons, pick one to focus onPick a real estate market that matches your resources & goalsContact local agents & PMC’s to start sending you listings to analyzeAnalyze a few deals weekly, get comfortable with the market and refine what you're looking for

I was the featured speaker with a local group (actually nationally presented) on building energy efficient homes. 

Study the market, get a local group together, and begin small.

I'm not sure why your lease would state they have 6 months to catch up (unless that is due to local laws), that's asking for trouble.

It might be tempting to only rely on a local agent and PMC, but nothing beats seeing a new place in person. 

Post it in the local Facebook forums, if good it will sell in a day, YES you can list it, withOUT a realtor, simply state cash buyers only 

They didn't require me to continue using them for any other services.They'll be 100% up to date on state and local landlord/tenant laws, have an attorney on retainer, and they can probably get the job done legally for cheaper than you hiring an attorney hourly.Here are couple good PM's in the Sammamish area that might be worth reaching out to:- PMI Arka- Brink Property Management

But the numbers just don’t work locally.  

All the locals are competing for deals and there are a LOT more out-of-state investors looking to get into the market as well.