I had a lead that didn't work out and then another guy lined up, who blew me off completely.

@Cindy Carriger thank you, this is something I need to add to my study routine asap

Second, it was about making it part of my daily routine.

And then of course your debt service if you really want to figure positive monthly cash flow.does it work out on paper?

actually, it's not that much of a workout.

@Luke Petrozza, and @Chris Nowlin Lots of good ideas here. been trying to work out a similar proposal on a property myself here.

Do Realtors routinely ask the seller "what are you going to do with the money?" 

I have found most are willing to work out some sort of deal, after all we are all just business minded individuals playing in the real estate space.

Now that you know this one won't work out get it back on the market.

I would just try finding a duplex and purchase it maybe with an FHA loan so u only have to put down 3.5% and move into one of those units...then rent out the single family and other duplex unit aswell.....all that while making sure the numbers all work out because i have no idea how it is there in Washington