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.

Consider these factors to select 1-2 cities, pinpoint a local specialist and then go deep.

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.

Back roads, main roads, great neighborhoods, new development, stuff that needs to be torn town (and did back then too).While my area has changed drastically since then, you give me any address in the 4 county area and I can pinpoint exactly where it is, what the quickest route is to it, tell you a lot of stuff about the neighborhood and can maybe even recall the exact building.I started delivering pizza, but later on I delivered flowers.  

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

By getting a list ahead of time that is more narrowed down I can pinpoint buyers who are buying exactly what I am selling.Once I have the list I cross reference the county tax records to see who bought the home....Then I contact the owners directly.Students of mine have built sizeable lists in under 7 days.I actually thought of this method myself when i was a newbie Realtor trying to find a shortcut for locating investors.

I wanted you all to review and pinpoint possible pitfalls and you've done that.

That said most of my regular buyers can pin point their cost of repairs for their specific exit strategy really quickly.

@Rhonda Eaves I takes roughly .40 cent to create letter, stuff and fold an mail out..Postage .31 centPaper .01 centEnvelope .01Ink i cant really pin point the exact cost of that..But i have a really two really good printers and their set to get the best out of the ink usuage..I can get about 3000 (give or take) prints per $125 spent on ink...and .05 per enveloped stuffed and folded...Its cheaper to do you own, and you'd save alot more money.

Local guys will be able to really pinpoint problems with your ARV and renovation costs.