On my next deal i'm looking for more than $200 per month factoring in PM and vacancy expenses. 

With investing the odds are much less clear, and are subject to change by factors out of your control.All that said, life is a gamble. 

If the defendant had produced in her motion for rehearing a single material fact or document in support of her claim, you'd be driving 125 miles back to court.

My neighbor is moving to NY for a couple years and would like for me to manage the rental of his house.Are there are factors I should consider for screening/placing a tenant in Seattle versus Tacoma?

I wouldn't rent to someone that is short of my monthly income requirement UNLESS there were sufficient compensating factors that would mitigate my risk (ex. co-signer).

Last, I do explain to all tenants that I will take the combination of best credit, income, and cleanliness factors.

Factor in the rate you pay to your HELOC as worst case scenario, and see if you still cash flow. 

Home values are based off tax assessments with recent sales also factored in .

Appreciation has been the biggest factor on my journey anyway. 

It is all integrated with my thermostats, security system and air conditioning.