Even best case scenario selling for 380k will put you just about at break even.You also should be able to pin point a better range for ARV. 340k-380k is a pretty big range.

Iv been having this issue with a house that's on the market could never pinpoint the smell and just found all these lil brown smelly water spots.

The last one I got a bid on I agreed to have a pinpoint leak detection company come in and confirm where the leak was before we did the bypass and it was well worth it, because there were multiple manifolds that branched off on the feed lines, my plumber was off by over six feet, it would have taken twice as long.A simple bypass in itself is not that expensive, but if they have to cut and replace drywall and paint etc it can add up.

If I had to pinpoint a location, I'd say I get a lot in FL and Charlotte.

My plan would be to rent out the rooms but I'm struggling to pinpoint which numbers/stats I should be focusing on in a market to figure out the bigger picture supply and demand.

can anyone send me a link that pin points exactly what I need to do to become a lender? 

There's a lot of options and the reason I ask is to help pin point your goals to answer your location question :)

I'm not familiar with Washington state's property tax laws, but an anonymous call the the local assessment office could give you great insight without pinpointing the actual address.

I first learned about this strategy from @Andrew Postell It's tricky pinpoint the right loan amount for 75% of the ARV because the ARV isn't a number that you know for sure; it's determined by the lender's appraiser (for the purpose of the loan). 

It might be beneficial for you to give us the address so we can pinpoint where you are going to be investing!