If you don't feel comfortable sharing detailed information on the public forum feel free to PM me and I would be happy to help you arrive at a fair market value for this property.

Very sad that children can't have a swingset because of government bureaucracy.

By ensuring that each tenant member is capable of covering the lease by them selves, you are at less chance of risk of non-payment, should things go sideways. 

I was trying to find what the laws were in regards to whether or not we receive the non-refundable portion of the deposits paid by the tenant at move in.

The ones I have met were notary public officers (like me) and took the course as a way to make additional money.

I note that you asked specifically about “cash-flows”, which has multiple components each treated differently for tax purposes.In general, you can start with NOI, next you have debt service and cap ex, which can get you to cash-flows.The interest portion of your debt service is tax deductible (possible subject to limitations) and the principal portion is not because you get basis in the asset for the loan principal, which generates a depreciation deduction.Similarly, cap ex is generally not deductible currently but the expenditure is capitalized and depreciated, similar to the initial basis in the asset.In summary, you have cash and non-cash tax items that cause your taxable income to differ from your cash-flows and taxable income * tax rate determines your tax liability.

What happened with the 25% down as a non-owner occupied?

If so, on April 3rd (or 5th or 10th, or whatever it says in your lease) serve her with an eviction notice for non-payment and breaking lease rules (smoking inside). 3.

What is the NOI on the upgraded units vs the non rehabbed units?

(Washington doesn't have a state income tax).Given that your return was simple(only ownership in one rental property) - hopefully the damage from the accountant wasn't too bad.There are also education credits(refundable and non-refundable) that you may have been entitled to.