From the comps your giving it doesn't sound like a deal.  

@Matt Smith This sounds great, congratulations! 

Think about what your goals are is it financially sound decision? 

It seems like they haven't been there since oct 1st( no sounds/car/lights/ water shut off) .

I will share that it is difficult to convert any SFH or duplex to a triplex as you go from IRC building code (1-2 family homes) to IBC building codes which are much more restrictive as it is for any commercial building which is any 3+ unit including 100-200 unit apartments so there is sound and fire ratings that have to be adhered to.Hope this helps.

It sounds to me like you have two conflicting goals.

A middle-aged man can make sound financial decisions, live a financially responsible life, and get hit with a catastrophe that crushes him.I just don't believe that the majority of bankruptcies fall into that category.

Anyway, that sounds like a great deal for something in WA! 

Yup, typically if its highest and best use is residential then residential financing isn't hard to obtain for a commercially zoned property.To the question of developing on the land, which sounds like it's on the same parcel as your building, that would depend on your cities planning and codes.

I am reading and am wondering if I can draw up all the numbers and possible risks, would someone be willing to engage in a partnership with me?