One thing I always tell people who are house hacking: The more uncomfortable you're willing to live, the better the numbers will be.

Welcome to the investment world Shawn!

I have only owned  a home in Texas for 1,5 years, and my family and I may be relocating to another state within the next 12 months.

Hard Money and Private Money How did you add value to the deal?

I recommend that you learn the tax code and take ownership over your strategy.Not having some foundational knowledge and an opinion on how to approach taxes as a business owner is a huge mistake.In my experience, every single business owner who says "I just let my CPA worry about it and I focus on my business" is doing a suboptimal job at tax planning.They are likely missing out on 10s or hundreds of thousands in saved dollars every year.Stop making excuses and get to work.Just a few months of part-time learning about taxes will pay you for the rest of your career.

I recently moved back to the Pacific Northwest near Vancouver and am hoping to begin here.

Some things came up in the inspection that increased my potential rehab costs to 20k on the high side, likely 18k.   

They're assigned locally by the AHJ, so it can vary from place to place.

The rent is guaranteed by other tenants, the regional chapter or the state will pay the rent.

Depending on the size of the discount when the note was purchased, this often resulted in a 5- - 100% increase in ROI.