The tenants stayed in place both times, one actually extended their lease and that property manager now manages both houses for me.  

You also may want to extend your targeted area, as you have found.

I'm in Seattle and north enough that are house prices are okay and we have decent parking, but I bet we'll see growth in the next few years, especially when they extend the light rail in 5 years.Last year my tax preparer did an 80/20 instead of going by assessed values.

I know this dog will be an issue for potential tenants so I am planning to extend a privacy fence as far as the city will allow me.

If you are comfortable waiting and looking for an extended period of time, than it makes sense to hold out for a multi-family.  

My experience in real estate is mainly through primary residents and made decent returns through ownership, looking to extend this knowledge through investment.Let me know if you are from the area, know about the area or interested in talking about the area.

I want  to extend the studio into a bit of the garage space, add a kitchen, make the garage a 1 car, and get it all permitted.  

The city's borough is wanting to purchase all the homes on our side of the street to tear them down and extend their parking.

I called them up and they aid it could take up to a month to do, this was unacceptable to me and I harassed then until they did it, it took two days, but I was coming up to my lock deadline and had to extend.

Initially we thought we could not use a 1031 exchange on a short-term flip, but with the extended timeline, our title company says that we can.