My husband and I had an offer accepted on our first duplex.

you might go and see 25 properties and make 3 offers and get 0 accepted. 

Now, whether we can actually get that offer accepted is another story.

Fortunately for us, our offer was accepted immediately.This was at a time when we were competing against buyers who were scarfing up Cambridge property with cash offers well above asking price.

The court looks on them as a neutral third party and they'd accept their invoicing and receipts without an issue.

By working within a territory versus a specific town/city, we are able to take ourselves out of "NEEDING" to make a deal.This in turns allows us to "WALK Away" from an offer, thus we can make a "FINAL OFFER"; knowing the Seller will accept or we are okay walking away.  

WA, for example, requires that you take 20 hours of state-sponsored classes and pass a state-sponsored test.

You can test out mid term or short term rentals on one or a few of the units to offset that, or you can accept that you're drastically lowering your living expenses and building equity. 

Most don't have any experience at all and are using my property as a test case.

I've already made my commitment and had it accepted.