My friend is a single woman who DOESN’T want to live with her boyfriend, but she does want to see him regularly.

With a max cash outlay of $80k at 25% down, that gives a $320k property with no repairs, which could definitely buy a single family B class or small duplex C class in Bremerton - but would need more repair.

A FHA 203k Loan is where the purchase price and rehab costs are rolled into a single loan.Assuming you have a respectable FICO you can buy, with a FHA Loan (3-5% down, a 30 year amortization schedule, and a residential loan rate).

I did section 8 in my C class single family homes and I will never do that again for the rest of my life...

@Jay HinrichsCorrect me if I'm wrong but the way I read The Tax Cuts and Job Acts for upcoming 2018 tax is that standards deduction is 12k for single/24k for married, making many people not able to use the reduce SALT deduction.Even if I'm to claim tax credit on my resident tax form for taxes paid in other state.....the property taxes, state income tax and local tax are only deductible up to $10k. 

My first investment property I'd like a Single-Family home where $300K I'm confident I'll be able to qualify for.  

I have two single family so far that I’m renting out.

Every single episode had little "gold nuggets" that will increase the "realestate niche IQ".

If not I’d likely still have a single 8 unit that made me enough to afford a small apartment for myself to live in some nowhere Texas town 

Since you’re selling half of an $800k property (assuming you net $800k after commissions and other selling costs.) then you need to buy a $400k+ property and you have to use every single dollar you get from the sale as a downpayment if you want to avoid all taxes.