It's definitely competitive but definitely worth it when it goes right.

This has lead to increased competition for deals, naturally for higher prices.

If it ‘works’ at 8% it will work at 6% but it will be a lot more competitive for buyers when rates drop further..

I am planning on doing all cash on an offer to make it more competitive and then getting a mortgage immediately after, but I was advised against doing this by a lender.

The market in the area seems pretty competitive with some nice apartments costing around 2,000 for rent so I am considering renting it out for cheaper maybe 1.8/1.9 so it doesn’t sit too long on the market.

As with any investment, thorough research and due diligence are essential to making informed decisions and maximizing returns in the competitive real estate market of Spokane, WA.

They are very competitive but still there.

Will mean a less competitive landscape for landlords that do consult attorney's and follow the provisions. 

Which do you think will be more competitive, buying from wholesalers or your own referrals?

Some people will say leverage, leverage keep growing but it depends on your risk tolerance.I would keep in mind the global cash flow of your portfolio, because while a few properties not cash flowing is fine, if you have 30 and none are, that would be concerning.