If it passes that gather actual information on the following expenses:TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and OpsInsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)If you post the property in the Analysis section of BP, we will tell you the potential upsides and inevitable downsides of your purchase.

That said maybe you could look into either section 8 or purchasing a property and advertising to section 8 tenants.  

In the Keywords section of your profile I would add 'Olympia', 'Washington', 'Seattle' and what other areas you might be interested in investing in.

Or rent it to section 8.

I just wholesaled a property in a decent section of Norristown for $75k but houses in another section of Norristown go between $300-$400k. 

Yeah I'll stay in my cozy corner of the world for now!

I specialize in low income, but more the level below section 8.  

There is a fairly restricted number of units in the area, and rents aren't quite high enough to spur more development, so the right properties definitely have the potential to cashflow well at Section 8 levels of rents (even if you're not renting to Section 8).

Has to be reliable, cost reasonable and knowledgeable of Section 8 requirements

Also, granite installers make a template of each section of cabinetry in the kitchen, or bath, and the cutting and edging is done at their shop.