I will check out Tacoma though as well, I'm a fish out of water in that town.

I am a novice REI investor. 2012 was not the best year for me, and my credit score was damaged. 2013 is starting off bright, and I want to make an investment.

Some years will have some large expense - a lengthy eviction, major tenant damage, a new furnace.

But you don't give keys until two things happen: they have paid, and they have put utilities into their own name - you have to verify the utilities with the various companies involved.Move-in checklist is something you'll want to do when you give them the keys; if you do it after, they could have made some damages and not admit to those damages.

I set the sprinkler to water once a week, 4 zones, 15 minutes each.

It did a whole bunch of drywall damage to the floor beneath.

However, shingles are only replaced when damaged (such that the roof leaks - or is in danger of leaking soon) or when missing.

Most of the sellers I'm dealing with these days are way under water on their mortgage (they purchased for $150-200K and their house is worth $80-120K), so it's unlikely I could find someone willing to pay enough to cover the seller's mortgage payment.

OTOH, I've had other tenants that are messy and left behind damage.

Pilot goes out AFTER it heats the water.