The property is in Washington Co. and the distance from most of the city PMs seems to be why I had trouble with it. 

I am not familiar with the WA markets but just some ideas.Cheers,Art

Since The Trump administration seems to want to lean on the Fed to reduce rates again and is extremely opposed to higher taxes no matter what - all in the shadow a giant trade conflict with the entire rest of the world which is pushing up input costs - I have very little faith that property will become more affordable.

Thanks Wayne, yes and mostly in Oak Point area:) there was a fixer upper property w/a separate guest house i found on the MLS 6 months ago, someone made a cash offer within 2 days it was posted, lol!

We're located in Washington State so we'll be out of state investors.

You are willing to put them back in so you can close (can't close w/ a vanilla mortgage without toilets!)

@Jack Medford to be honest, I don't care much at the moment about where I can start as long as I can gain some capital or cash flow to start with, because WA area is pretty expensive to start or to have cash flow.  

Speculation, but I bet a true HML @ 13% and 3 points w/ a 3 year prepayment penalty wouldn't have an issue.

Edit: Washington Sq, Bella Vista, Southwest Center City.

Hello,My significant other and I would like to get a small multi family home as our first home in Washington state within the next year or two.