Apart from the repair $$$ the raised rents definitely covered the cost of electric (I have a sub-meter on it & it now runs $22.95/month for electric with our $/KWH) & the water costs went down probably/maybe because of the more efficient washing machine???

@Joe Lui the letter should be fine and typically certified mail is better in these scenarios to ensure it is delivered or at least a tracking #.  

It is waste and no way efficient for the materials you can buy.

Rental properties have enough variables within them and the injection of a variable payment in conjunction with a contractual rent amount seems challenging (UNLESS you can annually ensure that rent increases will be performed by yourself OR your PM company).2. 

@Quinton Huntley I would move my attention to a tertiary market outside of the big city, you have a lot of military markets around the area that would ensure your success in the market place.

My approach is nearly always that the best path would be to sell your SFRs and 1031 into a larger MFR where you have lower per-unit purchase costs, efficiencies of scale, and the ability to force appreciation.I know Seattle is expensive, but I'm sure with some work you can find a property that will fit the bill.As far as where you're living now, stay there.

With a MFR, you have less vacancy risk, efficiencies of scale, and (if 5+) the ability to force appreciation.

SFH demand the highest per-unit price and large MFR see the efficiencies of scale necessary.

While technically, I guess anyone could, however, someone lacking the very specific and very specialized skill set required to "procure" this efficiently, would not be able to collect the information prior to the tax list being published.

If they want to rent your property, they can pay a higher price to ensure you don't lose anything during the two months of vacancy.