Sometimes if there isn't an agent involved (or an agent that isn't properly engaged) the software will use incorrect assumptions due to errors in public record and available data. 

I'm new to this and I'm not sure if there is enough return on this with financing involved.

It's worth checking out at least :) Also, there's a lot of meet up groups involving real estate in the greater Seattle area, where you could network to learn more information as well.

And once the government gets involved it will cost even more 

Hey Raj, When you have a property out of state, deciding whether to form an LLC in the state where the property is located or manage it through your home state LLC involves weighing several factors.

If you prefer to have the MMLLC involved from the start, consider a "drop and swap" strategy, where the property is moved into an LLC before the exchange, though this requires careful timing.

One house we purchased had a septic go bad during escrow, and the local property team just replaced it without even involving us.

I used to do more deals with mortgages involved, but they are more challenging these days.

Your potential buyers agent should have the proper knowledge or at least a mentor that can help walk you through the contract, their fees, and what is involved in the home buying process. 

My strategy doesn't involve influence by any factors outside of my control.