@Deep PatelNot wrong...However, it cash flows or it doesn't.

My goal was to buy one house a year and focus on cash flow.  

Would it cash flow at 400-475/unit based on current sales price?

.- future assumptions: 2% annual income growth, 5% PV growth, 2% expenses growth, 6% sale expensesBigger pockets tool sheet with above data:Cash flow: $916/monthCash on Cash ROI: 6.65%-7.57% depending on rehab costsPurchase cap rate: 7.15%I know this does not meet the 2% or 50% rule but it seems like a good investment for the area.  

Basically, it's as if she and you are both starting at the beginning of your RE journeys, to find out whether she/you would be better off investing for appreciation (eg. buying property that should be ALREADY worth more than you pay for it, AND it's due to keep going up in value too, but, won't generate much net cash flow), or, buying for cash flow (in areas where appreciation has not happened historically, but are still golden egg locations for double digit net rent returns). 

In my experience - albeit in Connecticut, and not Washington - is that anything in the area of 1% "rule" makes it very difficult to see significant cash flow - AKA not enough money to make it worth it!

My strategy is to exit in 3 years.Based on my calculations, it will generate 3.7% cash-on-cash return in the first year (with an aggressive expense estimates) - I am betting on the appreciation value than cash flow.

, and one common thing I hear is that focusing on cash flow when buying will help you get through the downturns.  

You can expect a couple hundred bucks in monthly cash flow on these typically (or less, depending on how you calculate expenses) but the neighborhoods are a bit rough.You can also look into getting a 20% down conventional loan and buying in a higher cash flow range.  

the guy with the 5-25K car or the guy with the investment of tens of thousands of dollars, your 'collateral' is not collateral at all if its the trigger that causes the Tenant to lash out towards you through your much more expensive investment.Of course all of these are extremes, my point is that just because you can do something (big if) does not mean you'll come out on top, you may very well still loose in regards to protecting your investment, reputation, cash-flow, profit margin..... get my point.