We also have 2 investment properties within about a 15 min drive of where we live.

I am also 50 so hence my aggressiveness on the timetable.Thanks for the reply and I am sure there are many ways I can drive this off the rails if not careful so I would hold on any congrats but thanks. 

Perhaps the better place to start is by examining your existing portfolio.

Just dealt with this for a project that required pre-review by both historical commission and city planning commission...took 3 months of submissions before the plans even got to the L&I plans examiner for the first time.  

either...or even a 2055 drive by appraisal.

It’s important to examine the legal basis for the governments action.

So until supply loosens buyers will be forced to get creative and pay up.I don’t think it’s the overall crazy demand like you’ve seen in single families driving up prices- there is just literally almost zero double inventory.I did three doubles last year and still shocked I picked them up at decent prices in Lakewood.

I have used Hardie board under the LVP and had much better results, but it drives up the cost.It is cost-effective and there are not a lot of good alternatives at the price point. 

If you literally have NO money, then you need to drive for dollars.

You could even mount it on the back of a 4x4 and do driving/shooting tours.