After industrial hemp was legalized in the 2018 US Farm Bill, hemp building has started to explode in the United States.Hemp is a long-lasting sustainable building material that sequesters 5 tons of CO2 per acre while growing and eliminates toxic landfill-packing petroleum-based waste on the building site. 

That said, long-term the appreciation you get in the Puget Sound region is superior to many other markets, so assuming you find an excellent property management company that is able to screen tenants and only put in very well qualified, vetted occupants and you experience limited issues over the holding period, you'd likely come out ahead retaining the Mill Creek property if your financially able to do so and still buy wherever you are headed out of state.

You will want to attend those as they will provide additional materials you will need. 

Is it true that most companies retain tenant late fees?

Your lawyer should be able to go after the home inspector and previous owners if they hid a substantial material defect.  

I buy most of my materials from Home Depot- because they are everywhere and the prices aren't bad.

If you're not working with a local agent to help you screen tenants...I would say the best way to get as many eyes on the property is create marketing material - add to local FB groups and host 2 consecutive open house weekends showing a model unit and amenities.If you're close to any University Campuses - I would also suggest to partner with the university for housing opportunities for upperclass students.Good luck with filling those up!

With that said, does anyone have any additional tips on how to cut costs on materials when flipping? 

But, for the time being, smart money will buy a Tesla Plaid or a Model 3 which will soon be outlawed for its dangerous 0-60 times, but may retain its configuration and become valuable.

I want to buy a new private home and use my current primary residence equity (plus some cash) to buy a new primary house cash and then sell the old one.So, I am looking for a HELOC with little to no closing costs, as I will retain the money only for as long as I am selling my old house after buying a new one.Any advice?