Some states make it relatively easy to track down off-market deals, while others require a lot more creativity and persistence. 

Leo  judicial states so they go through the court system, that is where you should check

This is a state-specific question, @Curt Bixel, and likely even more regional.

As far as your concern about WA being a more tenant friendly state, I hear you.

I am an out of state investor.How have dealt with this issue>Neal Schadler There are multiple property managers in the "build your investing team" section that can help here. 

I believe addressing the root cause will be far more effective than having two different property management companies trying to manage under one roof.

Entity Formation & Legal CostsExpenseLow Estimate ($)High Estimate ($)NotesSPV Formation (LLC or LP)$300$1,500Delaware LLC (~$300), legal service fees varyOperating Agreement$500$2,500Template (~$500) or custom legal workPrivate Placement Memorandum (PPM)$2,500$15,000Off-the-shelf ($2,500) vs. custom legalSecurities Filings (Reg D 506(b) or 506(c))$500$2,500SEC & state Blue Sky filingsAccredited Investor Verification (506(c))$1,500$3,000Performed by third-party verification servicesSubtotal: $5,300 – $24,500

First, it's the state for me!

He only pays $325/month.For people interested in the numbers:Purchase Price: $250,000Rents when fully occupied are $5,500/month (most units rent for $175/week) My monthly expenses are roughly $2000/month (working on lowering this buy buying the Water softener isnt of rent, switching the internet/cable company, and adding insulation in roof to lower my utility bills)The best way to get started is to just get started, I dont have all the answers but it seemed like a good deal and a great learning experience! 

Most states have very desirable areas to start investing in STR's.