Be sure to stay active now that you posted, setting up key word alerts can help with that.I can't help with the specifics of Tacoma, but I might suggest researching school quality, as that is a key factor in desirability.  

In short, if you don't know the person already and have built a rapport and trust factor with them hire a company of persons, not just a company of one.You may want to contact the plumber's insurance and/or bonding company and make a claim (assuming they had coverage) and I'd also contact the licensing agency.

Many investors shoot for making $100 a door, so you have doubled that (without factoring for property management).Stay on top your vacancies.

But it isn't so from that value you would deducts the costs and lost rents and a risk factor to get the market. 

Would reduce your risk factor for long term buy and hold.

One hidden factor in the bank's bid is whether the property has PMI.

I'm in the San Francisco Bay Area, but I'm sure location isn't a factor.

The actual condition of an in-ground pool is more of a factor to me when looking at a flip than whether it has one or not.

There appears to be many factors to research in detail before moving forward with a decision.  

OK, well, if that's not realistic, I'm open to reason.Ideal property is a C property in a B area (using an A,B,C,D area scale).I live in LA but think the market is too overheated here to get anywhere close to the cash flow goal so am actively investigating & number crunching external markets (Atlanta, Tacoma, San Antonio, Charlotte, Austin, etc.).  ------ THE HELP I'M LOOKING FOR ------I'm looking for help locating these small Multi's that can cash flow.I'm also looking for input regarding the cash flow goal.