I’m focusing on rental property via multi-family vehicle.

@John Story Proof of funds is really just a way for brokers to weed out the tire kickers. 

Are subject to’s  illegal in Washington state because of the protection of distress sellers And am I able to target pre foreclosures Or just tired landlords

I ultimately want to get into rei because I’m tired of not being able to do anything with my kids.

There are tons of resources on this site to help. depends on your definition of wholesaling  our state Oregon does not agree with wholesaling as defined as advertising properties you don't own and your business model is to never actually own then or just double escrow them.I got tired of this debate so I got a flyer from 2 wholesalers and forwarded them to the state for enforcement.. if any ..

Right now hes 30.a)COMMITTED: RECEIVE/POSS/SELL STOLEN VEHb) OPERATE A MOTOR VEHICLE IN A CARELESS AND IMPRUDENT MANNERAll the above crimes were committed when he was much younger. 

I gave them a call and found out that the owner is an older women in her 70s that is tired of the rental game.

If it is affixed to the land it is real estate, if not it is a vehicle  (check local laws) and depreciates like a vehicle.

Francescon paid just $6,000.The bargains are now gone.Prices are up more than 135 percent from the depths of the crisis in North Las Vegas, rising almost three times as fast as the national average, according to the analytics firm Black Knight.Jasmine Ricks and her sister Portia Reed were among the lucky ones to get a home at their price point.The sisters, both in their 20s, were tired of throwing away their money.

FSBO, tired landlords, deceased estates etc., that's where the gold is.