We work transaction-based deals with a commercial portfolio loan secured against our assets. 

I have a successful PM company in SF and a CA Broker License - but currently don't do any sales transactions.

The structure of the transaction is much more important than is generally recognized.  

There’s an entire “industry” consisting of gurus, attorneys and title companies that provide services and advice for transacting real estate without paying off the existing lien(s).  

If I'm crossing a line here I'll definitely stop. 

Additional units will add a HUGE layer of risk that will be accounted for during underwriting with this scenario as you are very clearly purchasing the home in WA with the intention of renting it out for cash flow (that's not a primary residence, but an investment).Personally, I would advise you to do this as a second home transaction, as the second home scenario makes a lot more sense to me from an underwriting/guideline perspective. 

When you 'cross' that with 'having been homeless' it makes me think of someone grasping at straws who is desperate for a solution.  

When the transaction is initiated, you consider it paid.

If I immediately bought a house in that city, I would have been stuck and lost 5-10% due to transaction costs. 

@Peter FaulknerRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.