Hypothetically, if you felt sorry for her b/c of the 11mo old baby and wanted to give her a break b/c of that situation, that could be interpreted as discrimination based on familial status - even though it may *feel* like you're trying to do the right thing.Step 1: determine your criteriaStep 2: screen applicantsCould the Mom be a co-signer on the lease? 

My thought is the transition would hopefully be seamless if I kept things like rent and utilities status quo. 

However that will come at the cost of having your super host status removed for a year.

That is what my 401k, pension and Social security are doing.Look, if I was operating at a negative cash flow I would want to redefine cash flow too. ;) 

Better option considering your implied family status is probably to find a SFR with an ADU or good ADU potential,  and go north around or just across the city boundary into lake city/shoreline/edmonds/mountlake terrace etc.   

Noob status lol

Registered a C corp with S corp tax status.

@Andy Mirza great response, you took the words out of my mouth...In general county tax lien or HOA lien has priority over mortgage lien.Therefore you should do 2 things - Adjust your purchase price to reflect those liens and reduce them from your offerOnce you buy the note, pay and remove those lien in order to prevent them from increasing due to penalties and feesThe important tip I can give is always check yourself in the county website to see the current status of taxes balance.I saw a lot of examples for unexpected 'surprises' you find in easy and simple search which can turn your analysis and assumptions upside down.Good luck!

Socioeconomic status is the main driver in school ratings. 

I have a first hand view Into other persons struggles and it motivates me to become a social worker...