It depends on your state laws for this I assume and what is on the lease.

@Bill Glick the tax sale laws change dramatically from state to state and sometimes local jurisdiction to jurisdiction. 

Im not sure if the car was loaned to her by the dad or if it was the tenants vehicle but the seller doesn’t have money to pay the bills and also thinks something isn’t adding up with this car.In an attempt to assist the woman I gave her the contact info for the Baltimore Lawyer Referral Service (service available in every state where you pay ~$35 and can speak to an attorney in any field of law for 30 min and receive legal advice) so she can get legal advice and weigh her options and told her I can buy the property and close quickly on it and I mentioned regardless of the vehicle situation we can get her enough money to pay off the car and put money in her pocket easily.She seems really happy I’m assisting her but I know nothing about tenant laws or probate laws or even how a car can be tied to an estate.

* What do you do to ensure that the tenant is responsible for security deposit disputes since that is the largest reason for owner lawsuits* How familiar are you with the newly changed laws that can affect you the owner if they are not used correctly?.

It is strictly for an investment and to generate cash flow.

Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.Any lawsuits would be limited to the assets of the LLC and not your personal assets (assuming you run the LLC appropriately and the corporate veil is not pierced).

You can always live in the property and then move out after that first year, you just can't use an FHA loan for a strictly investment property. 

You will need to hire an architect for drawings and plans and a local one will be familiar with the process and the zoning laws.

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?

Ideally, I would like to sell both homes, and build a new home that has an in-laws set-up, where they would live.