Don't get me wrong, there are lots of areas of Tacoma worth investing in too.  

I was looking at a multifamily (3)  it was asking 150k and rents at about 700 a piece give or take ( i have seen 800 but also 650) that would be 2100 x 12 = 25200 ÷ 150000 = around 16.5%AM i doing the math wrong i feel like these are pretty modest numbers.

But, that's only been a working theory--I could be 100% wrong about that one.  

If something can go wrong...  

Now, don't get me wrong, making a sweet rate of return while others do the work is a great investment and is a hot commodity for many.

I keep plugging the numbers and it is a blood bath.. it is so wrong, that I am thinking that I am doing something really wrong.

Redon is present in the soil.

If I am wrong, please let me know!

Brandon, I would have 2 businesses, the properties you hold are yours, you have had them for a while, keep the flip a separate business with your partner. nothing wrong with a 50/50 deal, i am just starting a flip like that, i partnered with my Realtor/ PM, i am the money and she is taking care of the rehab. the property is 3 hours away from me and i will maybe go out there once or twice a month. i have no problem splitting the profit with her. and as far as the assistant, you may find that the flips will take up more of her time, you may want to come to an agreement as to her time allocated to each business. that will be the toughest part, she will be swamped with things to do that adding her to keep track of her time of what she is doing for both business is asking a lot of her. if you find a way to do that, great, if not maybe an agreement that the flip will pay say 30 hrs of her time where your holds will get billed 10 hrs or whatever.

There are great pockets in the East, and also pockets you will certainly get your Lexus car jacked if you drive down the wrong street.