I don't know about you but averaging 5% annual appreciation is VERY attainable where I am positioned.

It’s the 3rd and 4th years that’s the business really picks up and you can start leveraging your experience, equity and your established real estate connections to start scaling your business to attain financial freedom.If you are willing to dedicate 5 years to this business and have patience while trusting the process and taking action you can retire within 3-5 years in most cases and if you choose to be less active you could still retire within 5-10 years which at 40 years old is still going to give you the opportunity to retire at 45-50 years old and get off that salary treadmill that so many people are saved to.Great job on asking such an important question!

Sure, what do you think attains a higher bid for a property in that area or really in any area a single family house or a multi-family?

That is impressive with attaining over 100 doors & starting out over there 

STR permits are also attainable outside city limits with Coos County - though the process may take months due to waste and water system inspections.

Having land on the property to build an ADU (new zoning laws in Washington State make this more attainable now) 3.) 

Either is fine, but at your budget, a SFH may be more attainable.

.- as indicated, I suspect your current primary does not have decent cash flow but that interest rate is no longer attainable.  

I have to say, I was hopeful $800 annually would be attainable, but figured it wouldn’t be likely.

Cash flow is attainable but becoming increasingly difficult.