I just want to chime in because I broker a lot deals with investors, and you can do better... but it is important to note that is consistent with where the market is right now for many investors and your relationship and experience with the lender is important as well... might not be worth burning a bridge or hard feelings over a quarter percent... just my thoughts.I'd also pay attention to the posts by Jay H. as well, as he makes great points.

Readers are advised to seek professional advice.

Hello,I am a long time reader of these forums and it is nearing time that I will be purchasing my first property. 

. review the current market paying close attention to DOM.. if it looks like you can rent it within 4 months you will break even. if you want to keep the tenant propose a multi year lease with incremental increases until you reach the desired lease rate.Most start ups fail within the first year.Next time you rent review the financials before you lease to get a better quality tenantIn the mean time pursue the former tenant for the back rent plus court costs.I have a friend who makes more money from former tenants than he's ever made renting his commercial property.

You might be paying too much attention to the media.

Thank you for reaching out to me, I've definitely been paying attention to Pierce County and appreciate having people I am able to ask about local questions.

Non of this had been brought to my attention prior.

I believe putting your best foot forward and extending the olive branch is a more fulfilling way to live.OK I  might have given the wrong impression in my initial write up that I acted like Trump would in Apprentice, but that was just to grab attention of the reader. 

An additional bonus is the property appraised at $124, a nearly 8% increase over my purchase price.This property is in average condition that needs attention mainly cosmetically. 

Yeah I don't think i'll completely rule out Texas but will certainly put some extra attention into the specific challenges it presents for me.