Ride the wave, and it's about to crest, if you wait for every last dollar you are gonna be washed out with the tide instead of being ready to ride the next one.

major repairs :( I may be looking at a hard ride to make this happen. 

So feel free to throw me a couple pointers throughout this ride as I will be making threads periodically.

If not, rehab the one and rent it, ride it out until the end of their lease and then do the rehab and increase the rent. 

Put a little mark up on the PITI and enjoy the ride.  

My goal was to hold it long term and have some cash flow while I ride the rising Seattle real estate boom. 

What I sold were my under performers that I no longer planned to hold long term, and they were in a Roth IRA, so no taxes, but I'm letting my winners ride ... also, in general I like to live and invest counter-cyclically ... that means buying more when everybody else is selling or foreclosing, but not necessarily selling when everybody else is buying due to concerns mentioned above, and it also means being conservative and deleveraging in a hot market, while getting more aggressive and leveraging up in an ice cold market ... this is easier said than done.Finally, the hotter the market, the higher the market risk and the shorter the holding period I therefore generally want on my new acquisitions.

Not sure where this venture is going to take me but its been quite a ride so far.   

Roofs can go over 20 years, unless there have been a lot hail events at the location.If you drain the hot water tank at least once a year, you'll get a lot longer life out of it.

Sounds like it's been a rollercoaster ride so far.