I know debt to ratio is a little high, but even when credit cards are paid off we still can't seem to get approved.. 

I would say, you may be able to get lower rates than mid 8s as my lenders are high 7s for a similar scenario but you may be tripping over dimes to save nickels. 

I am in the pacific northwest and prices here are high compared to some of the investing hotspots around the country. 

ThanksDanb Hey Dan, To help in your search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

In short, it may be more valuable to pursue areas where the cash flow isn't as strong on paper because it's made up for in other problems you avoid with properties in areas that cash flow well on paper at first but suffer from high turnover, a high level of vacant properties nearby, etc.- Check up frequently on the property and conduct walk throughs as allowed by your lease agreement.- Hire a solid property manager who gets paid to keep tabs on the property for you. 

If you're looking for a market that has landlord friendly laws and high growth potential, I would go with Columbus, OH.

The vale of depreciation on property as well as business loss are capped if you have high W2.  

For example, if you don't like the area in terms of the rental market (ex. high crime area, rural, low cash flow, no appreciation), it would make more sense to just to flips.

They will see it sold for 500k with all the pictures online, and appraise it for 500k.

High BP, I’m very new yet have had years of credit cards, building credit and working on consolidation.