I lost +$35k on the sale (I did purchase it at the height of the housing bubble, i.e. 2007) and rents were stagnate for almost the entire time I owned the property (I was only able to raise the rent by $50 over 10 years ($550 in 2009 to $600 in 2019).  

@Allen Zhu @Bradley BuxtonRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

Good morning, I currently have a duplex property that I am in the process of switching to Section 8 Tennats.I currently have two long term tenants that are month to month, currently collecting $1000/m each.

I helped my clients purchase this property in 2019.

I don't reward thieves by handing them more money, but that may be the right answer for you since you aren't sure how to move forward.In the future, you should consider hiring a professional property manager.

Does anyone out there that has rental property in Washington state mind giving me a sample of their bullet proof lease agreement?

Copy and paste the mailing address in google and once you see a homebuyer related website call the number let them know you find properties based off investor criteria and ask for acquisition manager.

Does that apply to my own personal property?

One point of contact to purchase the property from, to talk with about renovations and quality of work, and to speak with for ongoing property management. 

While I would love to keep it for just us, having rentals to cover the full cost of carrying the property has been great.