Dual-Agency is legally allowed in Washington State, but it brings new issues to the table. 

We look for things like motivation and willingness to learn.One way Experienced Investors judge to work with Novice Investors is to see if the Novice Investors prove their motivation.Novice Investors Posting that you would love to meet Experienced Investors and hoping that the OP of this thread will pick up the reins and coordinate a group meeting with a good mix of both Experienced and Novice Investors will only demonstrate to Experienced Investors that they will probably not want to work with that particular Novice Investor(s).Although I'm breaking a rule by pointing out to Novice Investors a simple fix to prove their motivation, I just have to say it.When you don't have much to bring to the table AND you wish to network with Investors that bring a lot to the Table, then you have to use what is in your power to attract those that can benefit you.

Traditional mortgages are off the table for me, and seller financing doesn't seem to make sense, because then how would you do the 1031 exchange?

He is a master at getting these deals done, meaning... having your tenant buyers make it to the cash out closing table.

How large of a piece may depend on what you bring to the table.

I would love feedback on what might be the best course of action.Let me set the table first:USAA Career starter loan is $25,000 at 2.99% interest for 60 monthsI have about $8k in student loan debt at rates ranging from 3.86-4.66%.

My guess is that the type of hands off 'don't want to deal with it' buyer you are looking for is also unlikely to be able to see past the 'ugly' current state of the house.I could imagine it working if you show them something finished (model home) and not show them the current ugly state.I heard a story from a high end ($50k tables) furniture designer who once made the mistake of showing the client the table in progress with clamps, glue and unfinished surfaces etc.

The seller and broker do not want to take their property off the market for 60 days, only to have you either retrade the deal significantly or not be able to get financing and get the deal to the closing table. 

.- When I have enough demonstrated commitment and effort and find a way to bring value to the table, I would really like to find someone who is willing to mentor me, in return for whatever assistance I can be in whatever way possible.  

At the same time, my old negotiation voice is telling me that we shouldn't throw the first number on the table.