The main thing of course is to be aware of and follow all the additional tenant protection ordinances that seattle has which go a lot further than WA state landlord tenant law does.Seattle has a just cause eviction law ,    additional categories of 'protected class' that you cannot discriminate against,  there are rules around what you can and cannot consider when doing screenings  (you cannot consider most criminal history for example),   and there are rules forcing you for example to accept a six month interest free payment plan for deposit and last months rent if the applicant requests it.   

My heart exploded at every chance I got (evenings after classes and weekends) to work on her 1920s home.

Neighborhood and up/down duplex are both C class.

Part of me says if I currently have close to $17K in annual positive cash flow, after expenses and vacancy's, repairs and cap ex held out, that I should pick up another 2-3 house to get that cash flow over $25K. 

If you buy at the right time you can make a lot of money in equity but pick the wrong phase of the cycle and you have to hold for a long time.

The title of the thread is about D-class landlording.

Jacksonville, FlWe are looking to partner on a deal with these numbers Purchase Price: $125,000.00 Purchase Closing Costs: $7,300.00 Estimated Repair Costs: $35,000.00 Total Cost of Project: $167,300.00 Projected After Repair Value: $260,000.00 High B to A Class neighborhood 5 minutes away from beaches and intercostal waterways and 20 minutes away downtowns.

Hello,Ive had my RE license for a year and haven’t used it yet but will be working with Keller Williams as they offer great classes and marketing strategies.

Based on what you've shared:  If all 12 units were occupied in June, then $500 for a 2/1 is pretty consistent with the C-/D class numbers I've seen around the area. 

Perhaps find a fairly recent graduate from the top of his/her law school class who hung up a shingle rather than joining a large firm.Your pals have other projects in the works so your $200k is out there and the goal should be to get it back asap.