You made an incorrect assumption that I was being lazy and not reading or studying how to prepare for this venture. 

Maybe we can find a mentor or local agent who specializes in our scenario.

There are real estate brokerages that specialize in listing REO properties.

I'm currently located in Olympia, Washington, where I've began transitioning from a 15-year career as a Special Operations Army aviator.

Allen, I recommend finding an accountant who specializes in real estate taxation over one that is local.

If you tackle one problem a week, you'll have 50+ problems solved within one year and will be prepared to manage your investment better than 90% of all landlords.

I would say 2 points for one day funding is reasonable ($1500-$2000 as "minimum") specially when you're dealing with the direct lender not a broker.

What zones have it as special or conditional use?

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Just want to be prepared for the worst scenario if we end up in the eviction court.