Washington Federal has a good line of portfolio products that are 5 years seasoning of foreclosure with rates very close to conventional.There are other portfolio lenders around.

Right now I'm using Washington Federal, I great bank in my state that only does in-house portfolio loans.

My family might be in a situation in the next 9 months where we'll be moving from WA to the Prattville/Montgomery, AL area as a result of a military move.  

Has anybody (specifically in Washington State) put an option on a property, without a lease, and then found an off market retail buyer to assign the option to?

IN   WA OR CA NV and I THINK AZ  there is no deficiency judgment allowed on a purchase money first loan for owner occ.. so in those states its business as usualI think the more pressing issue is values have come back up and less people are underwater than were before.I understand Texas can be a mother when it comes to chasing deficiancies and something that most folks don't know or understand.

For you to be in the 300 K range ,what are you figuring per square foot ? 

I heard on a podcast that small square footage homes should be called based on the lot, not the home. 

My family might be in a situation in the next 9 months where we'll be moving from WA to the Prattville/Montgomery, AL area as a result of a military move.

I have my personal emergency fund squared away so I'm good there.

You could also see if the buyer will possibly qualify for conventional w/ a 5% down payment, which would allow them to get a new appraisal.