You can also check their reviews online at Google, Facebook, or Yelp.

Nothing wrong with that - it kinda “plays it safe”.  

Tenant stipulates, represents, and warrants that Tenant has visually examined the Premises, and that it is, at the time of this Lease, in good order, repair, and in a safe, clean, and habitable condition.

I can assure you the city demolished a building because of make safe violations that were ignored, not because of a desire to force gentrification.

I read online that apparently for WA state there's a state and national broker exam.

They sent me a link to fix it online and still nothing and it's been months!

You can also check their reviews online at Google, Facebook, or Yelp.

how would you go about doing your strategy as a beginner to be safe?

You can probably find most of the books online like Amazon or someplace local like 1/2 priced books. 

A good property manager can handle tenant issues and reduce your hands-on involvement.Building a Network: While you don’t currently have local connections, networking with other investors, attending real estate meetups, or joining online communities can provide valuable insights and opportunities.The next steps depend on your financing options, preferred markets, and whether you’re willing to manage tenants directly or prefer to stay hands-off.