@Chris Roush you will definitely have to replace any exterior wood in 15-20 years, even if you do maintenance.

(just curious)Statistically the lower income population does have more evictions, however there are still solid renters to be had in that income class, of course.

I’m sure there are same opportunities in your neck of the woods (Antioch, etc) 

The income is solid despite restrictions but the expenses are high and varied so i am struggling to understand a true cash flow and ROI. 

Present day, I have a solid contractor, a nice cash reserve as well as hard money lined up - I just need a good deal (like most of you). 

I have the capital to invest, but I just need a solid mentor and path.

From the sounds of it, it is probably a really solid cash flow deal.

@Christina Luton I really like the solid core vinyl planks.

While @Marcia Maynard gives solid advice, WA has a reputation for being super tenant-friendly; whereas my experience in NH is that our courts are less inclined to tell landlords what they can and can't do with their own property, so long as the proper procedures are followed precisely and the landlord adheres fully to all applicable statutes.If the tenants are in a lease term, they can not be evicted for cause not stemming from violation of lease provisions, nor should they be; as they entered into that lease in good faith that they would have a place to live at least until the expiration of the term.

I make it a point to wake up at 4am every day to give myself a solid 1-2 hours before anybody else is up to pursue these things without sacrificing time with my family.