I had them draft an official letter to the neighbor and the HOA. 

This would be my first official unit in my portfolio.I would like to manage it myself if possible as to keep my cash flow higher.

I sat in the car and wrote out my contract on a pad and explained that we were officially under contract until I had my awesome realtor create one.

If I get a handful of people interested in going, then I'll make an official event on the events page!

I am stuck officially and have been for well over a year.

IIRC WA did pass in the last few years statewide clarifications that if occupants of a property could not produce documentation of rental agreement they could be treated as squatters and removed by the sheriff without the same eviction process as for an official tenancy.   

By the way this is my first official investment I have been a accidental uneducated landlord for 5 years.

I do not expect any monetary payment, and I'm not looking for an official "mentor".

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Additionally, I'd pull the permit record for the address (usually available with the city records office, often online) and see how officially they did the deep work.