Jon,As you are probably aware, FL is having a crisis on Property Insurance  rates.  

There is so much economic diversity and progress happening here that it is a sound investment.

With the primary economic drivers in the middle.  

Due to the anti landlord laws & the above I'm considering moving and/or investing in Wa state.Are there any counties or neighborhoods in Wa state where cash flow is still viable, the market has upswing potential in terms of the job market & economic strength, and the tenant laws are landlord friendly?

This is allowing for maintenance expenses based on previous owner's history ($300-$600/yr).Assuming 3% appreciation in the property per year, and the equity that would increase from paying down the mortgage, this $40K investment would return over 15%/year in the  first few years. enough that i could have enough to refi a second property of similar economics in about 4 years.

Is she that terrible or are you just mad that she needed help during this once in a century crisis?

Household Net Worth Hits Record, With an AsteriskThe net worth of U.S. households finished 2020 at the highest level on record, as soaring prices for stocks, real estate and other assets erased losses inflicted by the coronavirus pandemic and related economic downturn.

If your market is dominant in just one area, you're not going to do well in an economic downturn.

Interest rates will rise and so getting a fixed rate and cash flowing $500+ while enjoying the tax breaks of owning real estate seems like a no-brainer here if the units are easy to rent and the local economic market is decent. 

The numbers that are specific to a property at any current time is what makes a deal a deal...not the economic market.