I am currently living in a US territory where you cannot buy property, and I'm open to going pretty much anywhere.  

@Brandon TurnerI know you are nationally focussed, but here to your north, in most (though off the top of my heard, I cannot swear all ... some may use notaries as well) provinces and territories a lawyer performs both tasks (title search and close).

For me, I look at those parts of WA as flip territory as appreciation is not high there.  

And last question, will they put it in the name of my LLC (sole proprietor) if I'm living there or is anything to do with LLC considered investor territory?

Territory Manager for a Window Film Manufacturer.

My goal is to refinance all three properties under one loan, while using the equity from the combined properties to purchase a fourth multifamily complex at the lake of the ozarks that I have found and meets my financial goals.I am struggling to find a lender that will participate in my plan, (I have spoken with three) most have given some type of reason why they can't participate... 1. geographically the properties are not in their territory or one is and the other isn't (KC is approximately 3.5 hours away from lake of the ozarks)2.

As a landlord you are stepping into legal territory that you need to become familiar with.

Not much margin over here and now the King Co. investors are shopping Kitsap since their territories are pretty dry.

I guess it goes with the territory in a smaller metro area in Texas. 

This total is about 25%, so your 10% security margin seems low.At 5% down you would want a fairly healthy reserve fund for unexpected high cost maintenance or vacancies as you have very little equity available.As it is, you're catching a falling knife in Grand Prairie and it is certainly conceivable that property prices and rents could fall a further 5%+ over the next 12 months, putting you in negative equity and cash flow territory.