King, Pierce and Kitsap.

Feel free to hit me up for a phone call or a coffee to chat more - we do a lot of multifamily and single-family w/ ADU's in Pierce and King County.

Cashflow is king, but you are also still building long term wealth even without factoring in appreciation.All of our properties in Seattle cash-flow- we put 5-20% down (no 3% loans), have always done moderate to significant repairs/rehabs, and buy in the nicer South Seattle neighboorhoods (North Beacon Hill, Admiral District of West Seattle, Central District).

If you believe your estimate is incorrect, you can always contest it (which I've done in King County successfully, saving thousands of dollars a year)As another example: in California, the tax value IS set to your purchase price, plus a modest inflation adjustment each year.

Cash is King but money is still very cheap!

That will get you a much better start to understanding where your market is than reading the sensationalized b.s. the talking heads would have you believe.And as a general rule, you should ALWAYS be prepared for a recession/market downturn by having CASH reserves to get through tough times because at the end of the day, cash is still king.

Is there anyone out there that is currently hosting one on the south end around king county or would like to start a new one?