I'm looking to build a relationship with a property mgmt company that has the same goals of increasing cash flow.

I want to purchase a small, first-time home for around $100k and slowly increase its value while using the rest of my profit for investment.

The upside is that we were able to raise the rents to $900 (and up incrementally ever since then)  Now we are at $1100 per unit (4 years after purchase) and the building has increased in value to the point of being roughly double what we originally bought it for. 

We have those under control and are going to use each promotion to increase contributions until we can max them out.

No I'm talking about the taxes for the subsequent years

As a licensed agent/wholesaler I saw the value of properties in this neighborhood continuing to increase.

If it is possible not only will you get the added income stream but it will increase the value of your property tremendously.

Since the new change in Wa law makes late fees practically unenforceable, can I write in my lease that if rent is late a certain number of times then rent will increase 10%, instead of having a late fee?

If you've raised the other rents, and the market supports it, let them know rent will be increasing to the market rate - and in return, they will receive new flooring and paint.

In other words, if I took proceeds from both sales (400k on principal residence, and 250k from investment property), and purchase a new home (for myself) for 650k, will I be expected to pay capital gains on the value increase from my investment property (bought for 150k, now valued at 250k)?