This house has given us great momentum that we want to keep going and some emotional attachment - so we're uncertain on the best approach with this property that is currently making 9% C/C and has continued to appreciate.

That said, in Washington, with the changing legislation on tenant payment, leasing, renewal and notices dos and donts keeping compliant can be worth professional help on its own. 

See here for the most up to date info I have found:  If you haven’t been following the news around SMS (text message) marketing and cold calling, there is some serious legislation being passed, and new protocols being implemented by carriers that you need to be aware of.If you do not take time to educate yourself, you could be facing a massive drop in response rate (best case) and very large fines and lawsuits (worst case).In this article, you will find everything you need to know to stay compliant while navigating the new rules of outbound marketing as a real estate investor.The Ultimate Guide to TCPA Compliance and A2P 10DLC Regulations 

although this property may ultimately be 1031'd, the split in equity in the house between my wife and her parents makes the sale quite messy. we feel like we need to divvy up the proceeds in a manner where we would have to assume the tax bill since legislation can always change and the 1031 benefits and step up in basis at death isnt always guaranteed.Thanks!

I sat out most of 2020, because I was uncertain what was going on with housing and the economy.

I sat out most of 2020, because I was uncertain what was going on with housing and the economy.

All these things driving the market to uncertain paradigm and pushing the new homes prices higher and higher. 

While the long-term effects of the pandemic on the retail industry are uncertain, it’s critical that investors closely monitor tenant mixes and uses to develop a better understanding of potential future vulnerabilities.TIP: If you are evaluating an investment and are concerned about the financial stability or viability of the tenants, underwriting a higher vacancy level or reserving more capital is recommended.

The service may also provide the owner's email, but I'm uncertain.

I wish the our local legislative would listen and work with landlords, but they’re only treating us as the “enemy”.