The biggest factor I have seen in Snohomish County is the quality of the property management team after closing.

You can technically do the cost segregation study in 2026, but the key factor is when you claim the bonus depreciation.

Purchase prices higher than yours, and market focus is mid-west areas due to proximity for ease of traveling to projects, as well as tenant and broker connections.Like anything, every factor is a trade off. 

I think the "accidental landlord" factor is part of this. 

At another development 17 two story townhouses with basements were all modulars trucked to the site from a factory.

You'll notice the correlation of rate movements, namely 2020 vs 2023: The second big factor is MBS market actions, as in what buying interest/programs are happening, or lack there of.

But the reality many hosts learn later is that your results are mostly determined before your first guest ever arrives.The true make-or-break factor is the market and regulation environment.This part is rarely talked about loudly because it is not exciting.

@Johnery Laurimore, The most important factor is that the title holder or (taxpayer) that is selling your relinquished property must be the same for the replacement property.

The key factor is whether the rental activity is treated as a business vs. passive investment, and that often comes down to material participation and how the property is used.

Maybe that factor is your future roommate or your future refinance.