More recently, I have had conversations with sellers who would be open to seller financing with stronger terms including 40+% down.

I looked into tax lien investing at one point but didn’t pursue it mostly because my money was tied up elsewhere.

Yet, that didn't change my opinion that it's a tie for from an investment point of view. 

First and foremost I would recommend to start with the servicer of your mortgage to see about the transfer as well as an assumption. most servicers won’t allow the switch-a-roo considering the liability is currently tied to you. 

But it was before and it's picking up again now.Properties are in Washington state, greater Seattle area but not in Seattle proper, not landlord friendly area still....I'm early 40's and tired of being a landlord or being tied to the area I don't want to live in anymore due to having to manage the properties (PM too expensive).

Christen congrats on tying down 11 doors. 

Without tying up all my cash, what avenues should I pursue to cover the $72,400 cash payment I will need to make the deal happen on top of taking over the current owners loan?

I purchased them with my company name & rehabbed them to find out that they both have a Morgage lien tied into it that i was not aware of.

It seems to me it would be difficult to even finance a large down payment if a lot of your money is tied up in assets.

Los Angeles may provide more stability and long-term growth potential owing to its stronger market fundamentals, even though Philadelphia can have better cash flow possibilities.