If not and you're unwilling to go in at a higher price, let them know its a standing offer so over the next few months when they drop more and more closer to your $40K, your offer is still there waiting if no one else took it.

So, what is the trouble with investing in Tacoma or even closer to Seattle?

Autosum formula at the bottom of each column.I don't bother with maintenance; I keep up with repairs as necessary and most regular maintenance (i.e. cutting grass) is done by the tenant.

Then look for something you want to invest your own money in....For example you find a 3 unit, that the owner lives 3 hours away because he wants to be closer to his daughter....he doesn't have a mortgage, but can't manage the property because he is 3 hours away....perfect opportunity to see if he would seller finance.  

If your having the cleaning lady do things like laundry and folding expect it to cost closer to 100-125. 

Tons more stuff when you get closer to Boston. 

Driving neighborhoods is a great way to get to know areas and to find potential properties but I would not recommend driving for dollars until you get closer to being prepared.

Based on my inspectors notes I was thinking the sump would be closer to $1,200 and the dirt/vapor barrier closer to $600.

I am assuming since you are from NY you would like to stay closer towards that side?

I'm thinking things like lower rent for the tenant that cuts the grass, or maybe different rental due dates.. things like that.