Rob:If you have an active licence, why not find a broker who has agents which are investor aware/friendly and hang your hat there for a while?

I call these kinds of people "White Hats". 

In past projects, we have hired a GC but given my husband’s commercial construction & engineering background, this time we will General ourself.On this next project, we will be the landowner, investor, developer, and GC (yes wearing many hats).My question is regarding the level of insurance required: 1) For the GC license, the state (of Washington) requires General liability insurance and bonding.

I'll throw these "tips" in the hat as well:1️⃣ Download this ultimate beginner’s guide: https://assets2.biggerpockets.com/uploads/user_file/file_object/1694/UBG_2018.pdf2️⃣ Read BP beginner books on investing: https://store.biggerpockets.co...Also, read Rich Dad, Poor Dad by Robert Kiyosaki and Think and Grow Rich by Napoleon Hill 3️⃣ Subscribe to BP podcasts or YouTube channel and watch their webinars. 4️⃣ Ask questions here on the forums.5️⃣  Consider joining a BP bootcamp: https://www.biggerpockets.com/blog/real-estate-investing-bootcampsI wish you all the best in your investing journey!

Down side of not working at the office:No free coffee, no morning doughnuts, no office lunch on Fridays, no 5:00 PM beer in the fridge and can't make free photocopies sitting on the copier.The upside:No task master cat looking over your shoulder all day, no fur-balls on your keyboard, you won't get hit on for favors by other employees and you can keep your own health insurance plan.

If you feel it's a good deal, throw your hat in the ring and tie up the property while you do your research.I agree with Ohio... you must consider the accuracy of all data slanted to the advantage of the Seller if you are using the Seller's Agent.

The seller wins and the listing broker/agent wins.Now if I put my buyer hat on they lose.I see many people overpay no matter the asset class.

When purchasing these I need to pay cash the same day for the property and I don't have a solution otherwise to make decision hat quick with hard money lenders.

If I still see motivation there but cannot make an offer that makes sense for me and them to buy, that is when I put my realtor hat on.When this happens the seller has already been exposed the cost of selling a home.

Well hat is off to you, sir, for that is a fantastic find.