Expensive yes, but high pigment count and excellent coverage.Sounds like you've checked all the moisture entry points.

A touch high but if they are great CPAs it is worth it!

I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

The cost of entry is low while the cash flow is high.

Are their listings detailed with good-quality photos?

I've been living in WA State for a year and have been learning my local market (I live about 45 min northwest of Tacoma on the Kitsap peninsula) while saving to buy my first property.The high home prices and high interest rates are making it challenging to find good deals.

The prices I am being quoted are outrageously high.

So, the terms of your lease should be catered to that, with very strict insurance terms, personal guarantees behind any company signing your lease, requirements that lessee handles all repairs and maintenance, additional security deposits, and I would go so far as requiring minimum review quality for the host, limits on quality of guests they can accept, etc.And to your point about Airbnb not doing background checks, you are right.  

I practiced analyzing a deal with my friend the other day and the ROI I got back seemed really high lol.

I highly recommend you paint the doors and trim.