But it was before and it's picking up again now.Properties are in Washington state, greater Seattle area but not in Seattle proper, not landlord friendly area still....I'm early 40's and tired of being a landlord or being tied to the area I don't want to live in anymore due to having to manage the properties (PM too expensive).

Plus I’m tired of opening up walls and watching $5k disappearFlipping was a great place to get started, but it’s not the long term answer 

I'm not looking for "distressed" properties or "tired landlords".

Or you may be getting tired and desiring more passivity to pursue other passions.The point is that once you get these questions answered then you'll see a direction to go. 

I have found this way more effective than mass media advertising which tended to get me either nothing, tire kickers, or unqualified candidates. 

You spend a lot of time working with tire kickers and don’t get paid for it. 2.

I called them today because I was tired of paying maintenance fees for my CA LLCs and wanted  To dissolve them.  

you are kind of dealing with three diffrent issues here, the thing about not being a legal three unit, super easy don't buy something that's not legal, and your agent really shouldn't be encouring you to break the law, the issues with properties being beat up, the vast majority of multi unit's that sell have some wear & tear that's often the reason for selling, being a tired landlord, if you want turn key, you are proably looking more single family homes or paying big dollars for a turn key multi if it even exists in your market, 3rd we can debate the pro's or con's of this this market but youve hired and agent and 99% of agents are going to tell you its a great time to buy, i'm usually more measured but that's because I have a deep psychological problem in which I care more about being intellectually honest than making money, most agent's however are not afflicted with this disease so your gonna have to make this decision for yourself before you hire any agent.

I'm tired of marketing and taking risks with virtual wholesale deals for 1-8k profits.

Listing in the spring brings more tire kickers versus listing in the fall, not necessarily better buyers.