Tim Gordon Land smith of San Fran and Precise Associates are 2 of the companies that have shown interest in my package and also have provided LOI's...

Not owning the property is precisely what interests me about this plan.Since I own nothing, nothing can be taken from my in a judgment.There are sufficient opportunities for this in Washington, and I’ve already done a few.Further, I’m very confident that what I’m proposing is not unlawful, even though it is generally viewed as unlawful by the public.It could be unlawful if I failed to exorcise due diligence or if I break into another’s improved property, but that is not what I’m proposing.Indeed, I will clearly document the open nature of each property.The key is to document that sufficient diligence was used to establish that a reasonable person would believe the owner has abandoned the property.And really, what is the owner going to sue me for?

paying too much for what precisely? 

Applying the 50% rule to this property it looks like we are running negative, however since this is a brand new home, we are managing it and demand for this type of rental is through the roof I think that this rule does not apply, is there a more precise calculator anyone could recommend for estimating costs for newer homes?

However, @Brandon Turner wrote a great book on precisely this topic. 

With several cooks in the kitchen we may be able to get something precise without being overly complicated to use.

I can't remember when Fannie/Freddie announced they would no longer purchase loans that didn't include a FICO score, but I remember it caused a big brouhaha in the industry, for precisely the reason that now explanations for the contents of the consumer's credit report would be irrelevant.

Where that pump maybe placed in line. need to be precise on where to put pipe and outlets. is the a window in a wall I have to put an outlet in.

Which seems to be precisely what you just supported with your comment above.  

@Michael Swan to be precise i would say that 2-4 units are MFR but are not Commercial type.