I would suggest picking someone with the most forum posts or the most/best reviews that way you know they are actually active!

There are likely active real estate investing groups for Tacoma and the surrounding area.

You can't run a credit/criminal without the social.

It may be helpful:I can give you some general info on insuring the property:Here are some things to look for from an Insurance prospective:1.Any in-ground tanks (active or inactive)2.Any Knob & Tube or Aluminum Wiring3.If built before 1978, does the building have Lead Safe certifications4.Any wood stoves or secondary heating units.

So I get your hesitation to be too demanding and your desire for the problems to go away as fast as they can, however since you have NO property manager ( I don't use one either), it is incumbent that you take a more ACTIVE approach with management of your property.Let's review your situation.  1st time leak occurred, you sent a plumber over to find the problem.  

I have down an owner financed deal in 2024 and still actively use a HELOC in support of my flipping.  

I would also pay by activity not by the hour.  

I was considered a contrarian, MOST of us active in REI at the time were considered contrarians.

One CPA is telling us that we need to file a partnership return for all LLCs and the other CPA is telling us that we can place all properties on our Schedule E and use Schedule C for our property management activities We like the Schedule E and C approach because it's cheaper.

Most who get tripped up are those buying the smaller multi-families that don't possess the correct use permit/historical rental license activity.