Im in the same area as you and im just getting started my self.

If you are self managing and new to seattle, it is definitely a good idea to attend the city provided training. 

Are you close enough to self-manage?

You can even diversify across asset classes - think MF, self-storage, mobile home parks, office space, etc - AND geographic location.One limiting factor though is whether you are accredited or not.

Always underwrite with management, even if you plan to self-manage.It's a good idea to budget money for professional fees (tax prep, LLC, etc.).

It’s been almost 3 months and while I’ve done a lot of good self development in a few areas, I’ve really gotten nowhere in my goals.

Calm down, blank your mind out, and find your self worth.Competitive market??

We've offered to upgrade tenant units while they still lived there to justify the additional rent  2)  Look into self managing the property yourself. 

For rental purposes though I  think most just have to figure out what they are willing to do vis a vi risk / reward.. also in your numbers above there is no PM.. so for mom and pop self manage that's what I would consider pretty attractive for non appreciating or historic non appreciation markets.. 

Look over MLS sites like REALTOR.com and analyze properties your self to check if they cash flow positive or not.