On top of that I prefer to only leverage 15 years which makes it even tougher.

Give me a single family, or duplex, triplex, or fourplex with no HOA over a condo with one any day of the week.House hacking is a great strategy ... just find a great deal in an area that is not too ghetto, preferably with no HOA.

Any reason u prefer payallup over tacoma?

There is certainly a lot more that goes into investing such as financing, finding a RE agent (preferably one who is an investor and works with other investors), etc.Good luck. 

I prefer paper for pension accounts and shut down my Mother's modest account after her death, but this was specific to my own tax and estate planning objectives.I'd be careful to incorporate advice you get on a free public forum.

I am looking for SFR for buy and hold with positive cash flow (prefer 300+/mth).  

My preference is end-end security via SSL (data in transit), with locally secure servers (data at rest) allowing MD5 or SHA-based encryption (using PHP 'hash' function) and administration (data in use) via cloud-based services over SSL connections.

You just move on to the next one and keep making offers that fit your preferred ROI.

@Alex BalanLook for rentals listed in the area you're considering, then find comparable rentals in comparable quality neighborhoods of other locations, preferably locations you're familiar with.  

Therefore- you need two different entities, two different bank accounts (preferably two different banks altogether).