We created this spreadsheet because it reduces the "heart" and makes it more black and white.

@Eric Black Most national lenders should have no problem with this. 

@Brandon Turner  I pay around $1.5/sf including:+ Carpet, Builder/FHA grade, frieze with black spots+ Pad, 3/8" rebond with scrim+ Labor, removing old, installing pad and carpet, cleaning and vacuumingGood luck!

I was on the phone today with Black Book Data.

The bathroom floor tile will be black and white pattern.

If any risk becomes less of an unforeseen event and more of an inevitable one, the insurance industry will no longer cover it (think asbestos, black mold, etc...)

But, more importantly, it makes our lives easier when we don't have to deal with a faceless entity and wonder if our offers are going into a black hole.Honestly, I'm not sure we could have built these relationships without my wife and I having our licenses, but as agents, it's easy to get a foot in the door.

Tenant applications are less numerous starting in the late fall through winter (at least in Northern states, and you are located in WA which I consider in the North).You already said that you missed the rush, so the next rush would be expected to begin in the later part of this month of November (think Thanksgiving, Black Friday and Christmas shopping), when people really won't be looking to move as much.

If your in the black, then go on to the next suggestion otherwise keep looking.Since you are probably looking for a long term buy and hold strategy where appreciation and mortgage reduction will be your basis for returns, I would look at the following factors before you decide.1.

Then, knowing you estimated future value and the current price, you can calculate the appreciation rate.Better to just look at current cash flow and assume the future in unpredictable.Read "The Black Swan" to get an idea of the futility of trying to make predictions.