The grace period only applies to late fees and is irrelevant in regards to when the rent is actually late.What your tennats are doing is unacceptable and you should have begun th eevictin process on the 2nd with th epay or quit notice.

Anything to help me understand what mindset and strategy would be best in the area.My guess, as I've begun looking into it myself is maybe because the market there is a little bit expensive, and so cash flow is a little lower, and one is hoping/depending more on appreciation.

We have begun flipping houses and using the profit from flips to fund long term rentals.

I've begun applying to some local companies lately and noticed that some of them prefer the candidate obtain their RE license x days after hire if they have not already.  

Yes, we both work W2 jobs at the moment and given that mine is a specialized manufacturing type, I shouldn't have any trouble finding new employment (already have begun to search and it looks promising).

I haven't begun interviewing yet so I didn't know that availability would be sparse. 

I have not much to say but only this: "Live each day as if your life had just begun" by Johann Wolfgang.

Apparently the closing date snuck up on them and they haven't begun repairs yet.

Fortunately I had not begun building the SOW or meeting any my subs so not much time was invested into the deal either.

I have just begun looking into Tacoma.