This home is 2bd 1 and half bath, 1350 sq ft with a nice size lot.  

I'll be honest and say that I only read about half of your post....You have $25k....I've bought 38 units totaling over $1.3 million with less than that out of pockets.

That's more than half of my $4000/year profit.  

I managed to work out a deal to get half of the listing agents commision however.  

I managed to work out a deal to get half of the listing agents commision however.

Half of me says do your research and hire a PM company you can trust (is there such thing?)

The flow of the market changed in 2015 - fewer listings, for more buyers, price appreciation accelerated markedly in the later half the year creating a new high.

I am half way there now with 10 properties and plans for 4 more by the end of this year.

Our first apartment was on Eastlake, we spent a lot of time on capitol hill.You seem to have great experience to draw from and know what you want next, that is half the battle.Be sure to check out the podcasts and set up some key word alerts.

Tonight I am planning to talk to some neighbors at our newly rehabbed rental about the property, give them half sheets of paper with info about the unit to give to anyone they may know and offer a $50 via pre paid card to them if they refer the tenant we pick.