BP is a great place to pick one of us.By the way - rental taxation does not depend on whether you set up a company, as erroneously suggested in one of the earlier comments.

Pick up the phone when it rings.

As far as a contractor who won’t give you an itemized rehab list, I wouldn’t pick them... you want an itemized list because in a house that old everything that can go wrong will and you will want to replace everything the first time!

(Washington doesn't have a state income tax).Given that your return was simple(only ownership in one rental property) - hopefully the damage from the accountant wasn't too bad.There are also education credits(refundable and non-refundable) that you may have been entitled to.

Simple !

For the price I could have probably picked up 6 doors or more in Memphis or another appreciating market in the south east but out of state was just too big of a leap for my first purchase and I wanted to A. stop paying rent and B. be able to leverage air BnB for more cash on all of my travel in a way I could not with my previous rental due to lease restrictions.  

Currently this is nonsense and gives them the latitude to cherry-pick their Premier Partner listings at will.  

They've just started to pick back up in the last few weeks. 

Pick a solid B-Class suburban area.

But then you would be signing a new Mortgage stating you intend to occupy for another 12 months.If you were using the right loan officer from the start, they would have helped you structure better and use a Conventional Home Possible to buy your 2-unit, then you would still have your FHA available for the next property.In your case, you would need to refi to an investment property loan which is a max 75% LTV in order to buy a new primary right away using FHA.This is why it's so important to pick the right lender, because now you're stuck.