Congrats on following your dreams and making a bold move.

You're in good shape with the equity you've got, but this might be the point where a lot of people look back and wish they followed the simple buy low and sell high model. 

I plan on moving back to TN in the following years just not sure how many.

Thanks @john for pointing out the following:2.

@Brian Trickett, you "feel that giving Phil $10k-25k upfront, followed by $250k of your first earned $500k profit (so that you can then get your initial $10k-25k back) is a way for you to FINALLY get a nudge in the right direction"?

So, my question is the following, if the Seller hasn't signed the documents yet, or if we’ve not received the signed term agreement, is this house still under contract?

(which he did not)  She is having a good look around so I ask if she is hard of hearing and tell her she left the place in a disgusting state after she was trusted to rent with animals and that I really didn't want her in there.15 mins later, I follow her out back, behind the property and she is now on the god damn roof (stable block with is unsupported and poss rotten) as she needs to get her wind chimes she left.I ask her to get down as that would be my liability and (also ask if she is a grown woman or a child so lost my cool a little) agree to climb out the window to get the darn wind chimes.

I have great renters who try to follow all the crazy rules that the hoa has made up.

So speak to that ideal audience using their language.How long till you follow up?

The following is a site and has great resources,https://www.hud.gov/states/washington/renting/tenantrightsGood luck!