With the cosmetic stuff I would be gambling that higher rent to help cover the eventual HVAC and windows, or a BRRR to take cash out.I don't expect the seller to take the offer.

I use foremost for a long term rental across the border.

You should be shooting for at least $100 per month per door in real cash flow.Of course none of this takes into consideration the appreciation game/gamble or amortization, however, if your goal is income, you need to be fully educated on operating expenses and all other costs associated with owning rental units.

How about the old and occasional appreciation misspelled as "gambling".

I won't work a warzone, but we will work some border zones, and of course we love the higher end stuff too...

@Rachel LuotoGood question, I share your pain and fully understand the predicament at hand.Yes, I too faced the same situation as a New Yorker and decided to take the road less travelled and invest in Atlanta.However, Adam Bartomeo also has a point and you can extend your search beyond Washington to the States bordering it and move outwards if necessary.Frankly, this type of investing can be challenging, but, equally rewarding and it allows for scalability of your funds.I personally manage my out of State holdings, because of my skills and capabilities, but, you have to think of engaging property management if these attributes are lacking on your part.

however, 45 minutes driving from Surrey is as far south as Bellingham, assuming you live in South Surrey or White Rock and there's no wait at the border.  

It's on the southern border of Highland Park.

Despite bordering a busy street and active railroad tracks, they sold for $222K - $248K each.

Not a lot of flips happening on that side of the border, so it could be a moot point anyways.