I owned a 14-pad mobile home park in Puyallup, WA for about 12 years.

Use both, square footage year built , lot size,  upgraded which year etc

Hey @Vincent Keele,You're right; Washington can require a significant amount of upfront capital to enter the market.

I have a 4/3 3k square feet and it is a constant battle with bottom feeders for bookings, and I have a great place and all 5-star reviews.

Astoria - Location and proximity to Portland and Washington.

Giving up a guaranteed increase in value with them using their own capital to increase the square footage would seem like a no brainer, but how much are you losing if you remove the drive thru and can't put it back.I would talk to commercial brokers and other owners in your area to see the value of a drive thru.

From a sales perspective, if you're married ($500k) or if single ($250k), you'd have a portion of the exclusion (%50) assuming the square footage is the same for each unit (assuming a duplex)The remainder (%50) could be 1031 exchanged into another property tax deferred. 

Here are a few key insights:Neighborhood Appreciation: Areas like Fountain Square, Bates-Hendricks, and Irvington are seeing strong appreciation, thanks to ongoing revitalization and growing buyer interest.

Have you ever considered investing outside of the Seattle or Washington area?

It might be worth chatting with a tax pro to get everything squared away which it sounds like you already did.