Unless feds pass a safe banking act you will be handcuffed to private money funding (there is talk of this progressing which will be huge for the industry, not only for RE side but for operators who have to currently fund everything, no line of credit against ARs is a big squeeze on operations which trickles down to the landlord) if you have a current mortgage in place you will be likely be at risk of having your note called (doesn’t always happen, but is a risk).

I’ll work out some sort “pleasure-o-meter” for the most common “doodads” I’m likely to buy and then evaluate up to what price the pleasure I get from it is worth it.

Or are you saying that will give me the first part up front, say 1/2 or 1/3 or whatever, and then as work progresses and the inspections are made, they will give out the rest of it through the draw schedule?

I plan on making huge progress in my portfolio over the next year.

If you haven't already done so, then you probably want to have an electrician and a structural engineer inspect the property to evaluate any further issues that you might encounter. 

That's funny, because the Bigger Pockets Best and Worst Markets for Residential Real Estate Investors, 2016 recently listed Providence in the "The 10 Worst Markets for Real Estate Investors".Between the two, I think I agree with the Bigger Pockets assessment over the Realtor(R) research, at least for the evaluation of Providence/RI.

Can you move to another broker for the two deals you have in progress?

My PM and realtor know what properties fit our portfolio and will send these to us for evaluation. 

Excited to follow your progress!

the future side of this is still an unknown quantity so its a risk that should be evaluated carefully.There are also several bills currently proposed in WA legislature which are likely to pass in some form or other which will substantially affect your situation - look at SB 5139 - "temporary" rent control   and SB 5160 - extending COVID protections for 2 YEARS past end of declared emergency,   payment plans based on "tenants ability to pay"  and blocking use of eviction and payment history in tenant screening  (!!!!)