I have a couple of co-workers that live in Tracy and Manteca that do the 50+ mile commute.

Who is your preferred property manager in the Olympia area? 

@Daniel Windingstad I work with hundreds of investors who prefer the southern/middle part of the country because the price points are more affordable and the laws are landlord friendly.

Couple of things I'd add.

We've been honing in on a pretty good development/investment formula that is working for us where we buy an existing single or multi-family house that can be improved or easily split into smaller units, and then we also add small new construction units to the property (townhomes or duplexes or cottages) and, generally, we rent them all out (though we have sold a couple of single family rehabs and we may sell the units in our next big project...

PM me your preferred method of contact!

I'll take whatever tenant makes the most sense but I'd prefer a cash paying tenant.My experience is in the Detroit market FWIW.

Back when I was buying/rehabbing houses to hold, I had a couple people from bp contact me and do just that.   

You can already write off expenses like mileage and meals as a sole proprietor, which is essentially what you’re doing now.For BRRRR, keep in mind that refinancing a property owned by an LLC can be more difficult, as many lenders prefer to deal with individuals.

Hence if I were in your scenario, I would be targeting properties in the Texas market, preferably at least an hour or so away.