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

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

I hope the numbers work out for you, seems like an incredible first purchase!

Looking for a mentor/coach in the local Indy area, possibly further, if it could work out. 

I am looking into all aspects of real estate and have a plan that I think will work out really well for the area I live in.

Usually a re-inspection costs a little less, maybe $250, as its not as labor intensive, it's mostly paperwork at that point.

When a specific infestation is discovered a more intense treatment will need to be done to bring it under control.

I will tell you the buy and hold strategy is a capital intensive business.