With the new info you provided, the land does come in about 60-70% for other similar propertiesDoesnt make sense why land is so high to meI would think this would be ripe for a class action lawsuit but thats just my uninformed guessing

Tacoma has gone further though not as far as seattle with regulations around terms of lease, just cause termination, etc.  

So much stench that is so hard to remove. 

My feelings won't be hurt if the seller tells me my offer is so low I'm either incompetent or looking to steal the property, so I'm not concerned if his are hurt because my offer says you (the seller) overpaid.Also, if I'm really interested in the property rather than just looking for a quick yes to a low offer, I like to know who I'm dealing with. 

Nothing in person as far as I'm aware.

My short list is very short.I have also funded 100% on transactional deals, but that's where there is a solid end buyer already in place.I also have a source that I broker to who does 100$ financing, but the program is so expensive that there are few takers.

I'm not a CPA so just my 2 cents as far as strategy. 

As far as Scotch goes, I really prefer the full-bodied, heavily-peated stuff from Islay and my favorite is the Lagavulin 16.

As far as solar goes, I’ve installed quite a bit of solar.  

i hope one day to have a portfolio that is so big that i need software to do it =)