The WA statewide emergency order explicitly calls out that landlords cannot threaten late fees or evictions during this time.

I recently talked with a local bank that offers an ARM loan with 5% down and no PMI.

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

An arm and a leg each month. 

I believe there is some sort of arm's length rule, preventing this, if I recall correctly.

It's costing me an arm and a leg to keep hard/private money on these properties

Arms length transaction How did you add value to the deal?

I need help are there any tax people out there that can help me without costing me an arm and a leg.

They will have to sign an "arms length" transaction form that states that the buyer is not related to the seller in any way.And about using the income to help you qualify, that will depend on your lender.

Aint going to happen for a while unless you sell.Selling a property to yourself is not recognized as a "arms length" transaction.