I don't cashflow in my owner occupied duplex... but I just about break even giving me extra money that I would normally be paying in either rent or my full mortgage.

Check this out and it breaks down the two options in more detail and compares them-https://www.biggerpockets.com/renewsblog/2015/04/1...

Yea the only trouble is have is getting my wife to either give me recipients so i can break out the expenses into the correct categories.

Yes, but they have always been understanding at that point because I keep telling them what is going to happen during break the process.

Old break up was about 530 / 470 (absentee / 65+) New break up would be about 750 / 250 (absentee / 65+) Any thoughts on changing things around this way?

." - so...I hate to break it to you about the whole super competitive and pricey thing, but... :)The Seattle area has been white-hot as far as rising home prices go, great news for the savvy flipper or talented wholesaler, not so great news if you're into traditional buy-hold investing as home prices have far outstripped the ability of rents to keep up.If you're looking for an informal meet-up to attend, @Troy Fisher and @Tiffany Plovie run a great series of get togethers in Kirkland/Seattle while their colleague @Kevin Carbon is passing the torch down in Tacoma-Lakewood.Cheers and good luck!

I remember coming to work, before I had kids, with a massive new proposal that I had created over Christmas break.

I loves "house of cards", "Sherlock" (someone mentioned it a few timesin the last webinar...LOL) "Breaking bad", "The good wife" - can't believe it is finished...)

Breaking out my cashflow by year, I assume a 3% rental increase per annum, a 3% expenses increase per annum, and appreciation of 1.5% (the area I am looking to invest is a slow up-and comer but still has some very rough areas, but I know the area well). 

Find a RE agent that can break down the CMA in that area and get pictures of the property.