But things out west also are a moving target on the best of days.haha, indeed, the crazy west in both CA (my property location) and WA (my residence)One more question on LLCs. 

I'm not sure about Baltimore but in DC, if you take on one of these that is already boarded up, the day you take possession they fine you and put on some strange tax because of it.

does anyone have a Sales agreement i can use between me and my friend who is buying my home? 

So I am military, originally out of CA so it's my "home state"/residency but very easy for me to change as I am stationed out of CA and have been for a long time.I own several properties in CA and one in WA.

This house is in Renton WA(SE of Seattle 1 city). 

He knows EVERYONE:)quick check they are NMLS licensed and state licensed so good on that end.. when they come to Oregon they will need to get state licensed here.. and in WA no license required.. you see a lot of lenders say they loan in NV but many are not licensed there..

I have a rockstar attorney who does Virginia, dc and Maryland.

A lot of places up here in WA you must have cause for a lease non-renewal.Check your local laws too, a lot of places require proper notice to be given prior to lease non-renewal.

If you want to be cautious, you can start with one project at a time and build trust as things progress.If you have any projects in MD, VA, or DC, I’d be happy to connect you with some great people to work with.

If you don't live in Washington then join all the "Washington/Seattle Real Estate Investor Groups" on Facebook and ask this question in each one.