Thus investing locally for me only makes sense if its in line with my goal of cash flow, to help bring me closer to the next property.If your goal is cash flow to retire, you've got 66% of your business giving you the middle finger on that goal right now.

Got one offer accepted and she helped through the inspection process (where we found issues and backed out).

Adding an addendum usually only requires a 30 day to 60 day notice.In addition to that, if you did a pre move-in inspection of the property that verifies that the property was "flea-free" when they moved in and have confirmation from a pest control professional that the flee infestation is the fault of the occupants and/or their pets, I would first, politely make a proposition to share the costs of getting the problem professionally handled.

Curious if everyone did a pre/post rental inspection with tenant (either new, or existing on purchasing a house)?

I had inspections done by section 8 inspectors and L&I, none of them mentioned anything about this notice.

My broker has bought 7 of his houses and the inspections come back clean.

@Wiiliam Ericsson Without foundation inspection report not any lender will fund  the loan if the appraiser  will mention in his appraisal report. 

Basically, do you think higher CoL area might be closer to a 40% rule instead of 50%?

So, city employees are essentially driving the $ invested in homes going on the market, not the homeowner and/or the Realtors, both of whom are FAR closer to understanding what the market wants than most inspectors. 

Be prepared for inspections and long failure lists (chipped paint, torn screen, missing light globes).