@Rich Hupper I’m not too knowledgeable about what the bank might require, but as part of your due diligence you would probably engage an environmental/engineering firm to conduct a Phase 1 environmental study.

Networking groups are also a great way to gain exposure.Break through the “Rookie Wall”This sports metaphor refers to first-year players who suddenly stop having the kind of success they did before they made it to the professional level.

Find the key players who are actively buying properties.

So engage your wife into learning RE investing with you - this will help your journey through this process. 

If you engage in an active business such as flipping - UBIT may apply, be sure to speak with knowledgeable CPA to understand the tax liability. 

That could be a great way to find and stay engaged with local investors, realtors and opportunities. http://www.biggerpockets.com/alertsYou can also search for other investors or brokers in those target markets and follow their journey on Bigger Pockets here: https://www.biggerpockets.com/search/usersAnything you can do to build your network in the region will help you find the realtor, and eventually the property, that suits your needs.

I’d narrow your search to one maybe two max and seek to build relationships with the tips @Theo Hicks provided.It pays to be a player in the market so breaking in will cost you more at first than those who have been there before you.

That could be a great way to find and stay engaged with local investors, realtors and opportunities. http://www.biggerpockets.com/alertsYou can also search for other investors or brokers in your target markets and follow their journey on Bigger Pockets here: https://www.biggerpockets.com/search/usersBest of luck to you and look forward to following your journey!

is it wise to engage the listing agent directly to draft offers?

That could be a great way to find and stay engaged with local investors, realtors and opportunities. http://www.biggerpockets.com/alertsLooks like you've already made some connections with BP members there in your neighborhood...You can also search for other investors or brokers in in Tacoma / Olympia / JBLM, and follow their journey on Bigger Pockets here: https://www.biggerpockets.com/search/usersBest of luck to you and look forward to following your success on BP!