Purchase price: $119,000 Cash invested: $22,0003 units (one duplex, and one separate unit) right next to each other on the same block.

Replace with glass block with a vent.  

Buildings are located in Sumner, WA (Tacoma area).The buildings were built in 1948, are masonry block construction and originally had a flat torch down roof.

Thanks for the info about the market.The property is zoned MU-3A, but the block is made up of all rowhouses.

We started the build out and hit lots of road blocks along the way.

As mentioned, we've determined pretty well that managing the roof runoff in to drain pipe that leads the water to this side creek will prevent the major loss of future earth via erosion, but we still have the angular nature of these crevices that will continue to erode naturally if not managed, so I'm more dealing with how to go about backfilling it all without losing too much of the backfill.

Do glass block. the link should take you to one that should fit with minimal framing. 

Since I had driven up and down every block I narrowed in on a neighborhood that I believed had some potential.

Go one or two blocks from Pine St and you'll go from Class A to Class D with the tenant profile changing just as rapidly. 

That’s one of those block by block areas IMO (and I’m not familiar with all blocks near there), so to get an idea of that being “war zone” you’d have to give the street and cross streets, or the address leaving the last two digits as ‘X’.