Engelo and I ended up talking on the phone and he has as much enthusiasm in the day to day as he does in his interviews (a lot of energy that dude has).

On the flip side, especially the Houston market is very closely correlated to the energy business.

You didn't mention if you have any initial repairs.A detail that might be missing is how long and reliable your financing is. 

Real estate is about timing and building a reliable network of professionals to get you to your goal.

Most of the middle class falls into the trap of two working parents, long time and energy sucking commutes, always stressed for time, buying stuff to keep up, eating out frequently, etc. if you are truly middle class the only thing preventing you from wealth is you (exceptions for major illness or other uncontrollable life events).

It's been only 6 months since I have moved to Washington and have no idea where to find a reliable contractor.

2) If seller's agent was blowing smoke then walk.3) Don't waste time and emotional energy on it in addition to losing a few bucks.4) Focus on the next deal instead of the misery of this one

Concurrently with #1, I would see if I could get an equally reliable car with a lower monthly payment than the one with the 10k remaining on the loan, or ask myself whether I even needed a second car (maybe in Texas, you do, but it's also possible to carpool, take public transit, bike, etc.)  

These lists, if you're interested in trying them, are:- 75-100% equity with owners over 50 years old- tax delinquent- code violation...particularly overgrown or junky, multiple/long standing issues (this is a time/energy intensive list for me, hopefully your city's site is more user friendly)- recent arrests (sent out Wednesday, believe it or not I've already gotten a call back)Good luck!

This still have the personal feel of the letter, but will save you time and energy on the letters.