If it were my parents I would ask them to at least suffer through a pitch from one realtor before they decide to list on their own. 

For now, I think the top 25% properties & the bottom 25% (budget) properties will do the best & anything in the middle will suffer the most.What do you guys think & what are your predictions?

list of improvements:* plumbing for better water pressure * install solar panels * improve concrete area around pool* landscaping / tree planting / fencing*bathroom and kitchen updates (appliances/ new tile/ painting / plumbing fixtures / bathtub install)*new flooring * add drywall in formal dining room to create another bedroomThanks for your feedback/ ideas!

I have never heard of a shady appraiser suffering so much as a petty fine for their abuses.

You just really need to keep in mind what you would do with the property if you did suffer a total loss (fire, earthquake, explosion, collapse, etc....)Another big recommendation I have is to ALWAYS require your tenants to carry renters insurance.

There are no longer any local title plants in my farm, so there's no in-house title at any of the major title companies.

This can include painting the front door, adding plants and flowers, and making sure the lawn is well-maintained.Make small repairs: Take care of small repairs around the house, such as fixing any damage or replacing broken fixtures.

My area of Seattle suffered less of a value hit during the last decline, and is well developed and stable from what I have seen so far.Any investors who went through the first early years with negative cash flow?

If you can suffer through the pains of making something great down there, you can have a great place.

Go find a local nursery that specializes in native plants & see what ideas they have.