However, I don't see how I would be able to do that if I am not cash flowing or worse, ending in a deficit.Any perspective, strategy or help with my situation would be greatly appreciated.

It doesn't need much, just fresh coat of paint..

I’d reccomend figuring out value of your time and then thinking about much time it’ll take you from an operations perspective and divy out % that way.

My kids do love monopoly, and I think it changes your perspective on things, but are there other games as well?

When a perspective client wanted a labor only quote it was a red flag and I would avoid working with them.

I'm in CT, which is also a difficult place to be a landlord (although I talked to an investor here and he likes CT, so it's all perspective really). 

Additional units will add a HUGE layer of risk that will be accounted for during underwriting with this scenario as you are very clearly purchasing the home in WA with the intention of renting it out for cash flow (that's not a primary residence, but an investment).Personally, I would advise you to do this as a second home transaction, as the second home scenario makes a lot more sense to me from an underwriting/guideline perspective. 

You will meet people from different walks of life that will give you different perspectives on real estate investing.

You will meet people from different walks of life that will give you different perspectives on real estate investing.

I find it easier to look at it at the perspective of inventory.