I spent 30+ years in Washington State and have had some involvement with DSHS (although not with housing).My advice to you: 1) Everything the state does takes three times as long as it should and three times as much paperwork as it should.  2)  You will probably have to attend some indoctrination -- I mean class -- either on-line or in person.  3) Your tenant will be endlessly "educated" on their rights and will have free legal representation. 4 ) Just when you think you know the rules and try to play by them, an administrator will come up with an "ETR" -- Exception to Rule. 

I've heard many realtors in Vegas, Hawaii, Oregon and Washington say that the sweetest words you can ever hear as an agent are, "I've got a CA buyer, all cash."  

I have DC developers I work with, to sell their inventory off-market, that will take traditional financing.

If you are renting room by room this becomes less of an issue because you just replace the tenant in that room which from my experience is pretty easy in the DC Metro area.Good luck! 

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I'm originally from the Orange County area and have been in DC for 5 years, I'm ready to move back home but I can't find any Wholesale or properties in need of rehabilitation that will allow me to get back to the Irvine/Newport Beach area at a decent price.I go to OC one week a month for work and I'm only seeing overpriced deals in the nice areas of South OC, and market rate or just above market rate in areas like Westminster, and Santa Ana, these use to be the go-to cheaper neighborhoods.I'm getting so frustrated I joked with a friend about funding a Wholesalers marketing campaign just to get a property in the Irvine/Newport area since that would be cheaper than paying above market rate.

@Aaron Mazzrillo  I have never developed one but have repositioned 4 of them. and quite profitable.absorbtion is always the killer and of course were I was working Oregon WA CA the cost of the dirt made these non starters day one.out in the areas they are talking about where the price of properly zoned dirt is a fraction of what we pay..

From financing issues due to Encroachment Agreements with the city of Olympia, WA (Thurston County), to some interesting findings with the home inspector. 

just wanted to see who is still out there in my area

@David Roberts With the metrics you've listed, you're better off going with properties in the lower-end of Northeast, DC maybe Deanwood or near that area, I've looked at Baltimore in that price range and the rents are better in DC when dealing with the same class of property and/or renters.