I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

I can see why you want to invest out of state if that is your budget. 

This approach is cost-efficient and eliminates the complexities of dual-state filings.

Get the price of oil down and everything becomes cheaper.

I'm an investor (STR properties), realtor, and own a construction company near Texas A&M in the Bryan / CS area but travel to the 903 frequently to visit family.

@James Enyeart best option is the one giving you the most control.So, see who consider a land contract or lease-to-own.

I’m looking for insights on which states allow you to list a property on the MLS as soon as you have it under contract—but before actually owning it.I know that some states have strict regulations around wholesaling and marketing equitable interest, while others allow it as long as you disclose your intent.

The best way to start in rentals is by buying in your own area.

My question is, when doing an out of state fix and flip deal, what are your suggestions on finding contractors, estimating rehab costs, etc?

Building a portfolio allows you to gain experience, develop systems, develop your own approach to managing properties etc.