I wasn't aware of this until my lender ended up showing me all of these different options from a lender's view.

Not following the requirements (within Seattle city limits will likely have additional rules and regulations) opens the seller up to liability.Additionally, the seller always has the option of offering "cash for keys" arrangement but be sure that no funds change hands until after the property is vacated and locks are changed.John

I am 18 year old so I got planty of time and really energetic about real estate but I don't have any capital to invest so yeah wholesaling is the only option what would you do If you were 18 again with all your current investing experience

If the overall damages aren’t worth their time and effort in court costs and legal fees, then they likely won't subrogate against your neighbor's insurance policy.If suing and subrogation aren’t viable options, then I like Jeff’s idea about speaking with your neighbor and splitting the cost of removal of the tree may be the best way forward.

What’s your experience been like with traditional lenders vs. private options like ours?

If you’re looking for a quicker cash flow option then I’d focus on the 4 plex, and ultimately try to get another in the next year or so.

But if you want to keep things simple and lower risk, self-funding could be a solid option.

If you can live for free and only pay utilities AND buy an investment property, that would be ideal in terms of savings and cash flow.If you can't stay and your parents want to make some money on that property, then yes, house hacking would be your best option especially since you don't want the best place in the multi.

You are dealing with 2 immovable objects in HUD and Chase and you would be better off with a mortgage broker that would have options. 

I would contact Zach with RTR to get other PM options.