FSBOs soften with time and without some equity at the buy, it's not worth it. 

Maybe the market prices will soften... 

I am seeing the market softening in Seattle.

In my mind, I know the key is to remain patient because sellers will circle back in a couple of months as the market continues to soften.

You should also planning for a softening market when you calculate your ARV.

The water will almost certainly be quite hard unless it's under the influence of surface water, since it's had plenty of time to percolate through the subsurface and pick up mineral content - in that part of the country most people on wells will want a water softener (I lived in Ohio about 100 miles from Indy before, everyone had softeners) which presents another problem since you probably have a septic system and need to find a suitable discharge area for the brine. 

Do you think that things are starting to soften up and allow you to resume at this point? 

Definitely connect with a good investor friendly agent out there, as in some markets we are starting to see a softening where buyers are finally able to get closing costs credits, have inspections done etc, so take advantage of this!

As the market softens, I think BRRRR will come back to a degree.

We've had double digit appreciation in condo prices since you purchased - that's the first market that will soften).