I offered to have all the suspect insulation removed and proceeded to do so but the buyer backed out anyway, spooked by the word "asbestos" which isn't even a health threat unless it's disturbed and it was in the crawl space, not a livable area of the home.Next contract, the inspector brought the code book and proceeded to list numerous nit-picky issues that were totally different (apparently missed?)

In addition, the owner of the home must not own more than three single-family homes.3) They are unable to provide sufficient documentation, such as the emotional support animal letter, that verifies the ESA is necessary for their health and well-being.4) The tenant provides fraudulent documentation attesting to their need for an emotional support animal (usually a fake emotional support animal letter).5) The landlord can demonstrate that making accommodations for an ESA would impose undue financial burden or logistical burden. 6) The animal is destructive to the property or displays threatening behaviors that could put other tenants or yourself at risk.7) The size or nature of the animal makes it impossible to house safely or humanely.

Takes a long time usually and it's a pain, but you can often get the property before it hits the market if you can find owners with distressed loans.

I don't know how old you are but you look like a young guy.The biggest hassle for me has been health care.

I'm not an attorney and Washington state law is a real pain in the a$$, so I'd recommend contacting a WA attorney that works with investors such as : http://www.seattle-realestate-lawyer.com/Do you have any "boots on the ground" in WA? 

I am a health professional, and currently in discussions with a few job prospects in Florida for a new position, but I have yet to sign a contract.

Even had a rat problem in the past whereas I notified the Board of Health.

Find a better job anywhere to ease the pain?

This tenant has been a pain in the *** and high maintenance from the get go, but we are stuck with them.  

The interest rates are competitive across the board, it's not going to come down to that for most buyers.National Bank: This is the 'standard,' the 'baseline,' what most people do. 5 year prepayment penalty is slightly unfortunate, as many pontificators say rates will be dropping "soon," and it may make refinancing a little more painful.