@David YoungRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

The information contained in this post is not to be relied upon.

For an auction.com purchase in Washington you have 2 options. 

They offer invaluable insights into neighborhoods, regulations, tenant demographics, and market conditions—information you can't get from books or podcasts.The good news is that working with an investment team typically comes at no extra cost.

The best I've seen for STRs is 80LTV on purchase and 75LTV on cash outs. 

Consult with an attorney to provide a purchase and sale agreement in your respective state with an assignment exhibit included. 

This will be a straight up listed property and a purchase just to see the process on a Commercial/Industrial property. 

Let's assume the financials in the package are good for a moment (they probably are not) AND that you either do not or do achieve the broker's pro forma:If you purchase this asset, achieve ONLY the 'current' NOI, grow NOI 2% per year, and exit at a 5% cap at the end of Year 6, you will have a 4.8% unlevered IRR. 

This is a story from my past that provides a perfect example as to why investing in tax liens at auction is so dangerous for any but the most experienced and knowledgable investors20 years ago I purchased a SFR as a long term rental investment that sat on a double lot.  

@Mike ReynoldsSeller financing is allowable for Solo 401k purchases.