I have about $30k I could invest outside my emergency funds.Yeah, going in with a partner to give up equity sounds like a great idea.

Be sure to define - in writing - what constitutes an emergency and what can wait until you get back.

For each additional person occupying the same room, add 50 more square feet.Access – The bedroom must be accessible from the hallway or other common space, not through another bedroom.Egress – Egress are emergency exits.

With a crawl space there is some fudge factor with individual foundation posts, making the repairs non-emergency, but there should still be repairs made for the sake of long term stresses on other structural members. 

In addition to the down payment, you will also need a sizable reserve to handle emergencies, cover the mortgage if the tenants don't pay, etc. 

@Chris MatthewImmediate solution is you can make emergency repairs with no notice if they are in fact required (practically best to paper yourself staying emergency repairs will be completed on so and so time and date due to damage caused by tenant etc..).

As a real estate investor, you shouldn't have to worry about a leaky faucet, residential disputes, or any other emergency that may arise at one of your rental properties.

As soon as you can (check seattle and WA emergency moratorium rules)  start filing 10 day notices to comply for violation of lease for unauthorized occupant. 

Remember to also set some of the cash aside for closing costs and emergency repairs on the rental units.

Resist the temptation to use it for anything but the emergency it is saved for.