I’m in the market for multi family and am trying to fine tune my ARV process.

If they are already there and the weather hits, I can go get them with my Truck, Jeep or Tractor...I think as long as they know about the possible inconvenience, it's fine.

Honestly if the market is going up you can make rookie mistakes and the market will generally cover you, however when the market is declining like it is right now rookie mistakes often get compounded, so take the next few months really keep learning, consider your goals and most importantly your risk tolerance and once you see signs the market is recovering jump in and as long as you’ve taken an appropriate risk for your situation and prices are going up you’ll be fine. 

The lawyer's fee to draft an updated lease is $850, I'm just curious if there are any other WA state investors that have run into this issue, if the lawyer fee is worth the time/effort because we are ignorant to a specific law, or if the lease that we have already is fine.  

A long term rental investor looking for no headaches and little work might be fine with a 10-15% ROI.

I just want to make sure that by law it is totally fine, if they cannot claim that they still live there and the only way to lock out would be through court thank you

Taking money Under the Table concurrently with taking money under a government contract---seems like a very scary problem if they find you.And how much will your attorney fees be if they catch you, and how long might you go to jail for, and how much might they fine you.Seems like a lot of risk.Good Luck!

Propane would be fine.

If convicted you could get accommodation in the nearest fed pen for up to 30 years and $1,000,000 fine.

More eyes will see it on the MLS and flip properties sell just fine on the MLS too.