I can't stand the way our system work's but in the end you simply can't collect from folks. 

There are a lot of folks like that.

The latest we want to be marketing the property is in October so folks can move in and have Thanksgiving dinner in the property.

You'll hear some of the larger folks with multiple properties chime in that this approach isn't scalable. 

You may also want to account for some expense for reserves (3-5%) as most folks start saving some so when the roof, boiler/heater goes and you need to replace it there are funds to help pay for it.

Very responsive, cut checks in a timely manner, have plenty of repair folks on staff to take care of work orders promptly, AND physically inspect all properties bi-annually to ensure tenants are following rules and taking care of property. 

@Jeff Castro would really appreciate advice from u good folks.

Thanks in advance folks.

During the renovations I had folks attempting to get into the basement, stealing copper scraps left under the porch, and letting themselves in as they thought was fit (see below).Appraisal:Sales $560,000Income Approach $666,188Cost Approach $602,005Break In

No way I would invest in any kind of rental in Seattle.You will find there are a few folks on here that are doing great in the Seattle area so I hope they can come in and provide experiences.