If you're living life by the numbers, the optimal time to form an S-Corp is when the tax savings exceeds the additional expenses of having an S-Corp (payroll, tax prep, etc.) 

There is death, divorce, employment and other life factors which drive when someone buys and sells plus how big of a discount one might achieve.

But they are insisting on repair costs being held in escrow, which my lender contact said could be achieved with a reno loan.

I would say to focus on optimization.

I've heard Brandon and David talk about 12% Roi when renting but does that same number need to be achieved when brrrring? 

And the rehab cost must be the cost associated with the renovation to achieve the specific ARV your determined. 

I want to be able grow and achieve more based on my skills, strengths, and work ethic. 

If you want to go this route, I would encourage you to do your homework, find one you trust, and be honest about what you are trying to achieve.

It actually has very good dual ADU potential which I considered a plus when buying,  but at this point I have no intention of building out as such.I support some of the changes to SF zoning since as we all know the only long term way to keep housing costs under control is keep building,  and while seattle does have lots of capacity in its urban villages and L zoned areas,  adding more ADUs is the least negative-impact way to achieve some higher density in existing single family zoned neighborhoods.  

@Mark PageGenerally it's not optimal to liquidate a 401k account from an income tax perspective.If no exception applies generally you're going to get hit with a flat 10% penalty on the gross amount, plus federal and state income tax on the gross amount.