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. 

I also had the advantage of coming from a capital markets background so in that sense I was used to (A) working with high achievers, (B) delegating and (C) understanding that talented people need to be paid exorbitantly (the pain of paying doesn’t diminish especially when money is tight).

If they have a good grasp of what you’re trying to achieve and a sound market knowledge, they should be able to find the right property.

lol) All that to say that the more you you can define and articulate your goals, the better chance you will achieve them (learned that from the book Think and Grow Rich) and it really did help.