If you did not use one - unfortunately its an expensive lesson learned that in real estate transactions this is why you use the paid experts.

Nobody has that many family members coming and going daily at all hours of the day and night.

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

You would go chasing REO owned homes as individual investor asking asset managers to sell one to you, but at the same time banks were selling them in batches of tens of thousands per transaction, to  investors who put money together and formed companies that had direct contact with the banks that foreclosed on those homes. 

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

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

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

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 the transaction is initiated, you consider it paid.