Rudy - as both of you suggested that going very far (like Aberdeen) is bit to much as I won`t be able to manage it on my own and I`ll getting C & D class tenants, This idea came to me by seeing that @Brandon Turner lives in a town near to Seattle and never complained anything about tenants even though he has most of this properties in the same area (may be I assumed ) but if I am trying to find deals near to Seattle, its difficult to find and also lot of competition.what could be a better strategy to enter into this game..How can I invite other BP members to share their view ? 

Ill vet the contacts you provided and give an update on how things went with the contractor i tried. 

Where a tenant is evicted for owner occupancy after December 18, 1998, that unit is designated as the owner's unit for purposes of subsequent owner-occupancy evictions, unless the owner's disability or other similar hardship prevents occupancy of that unit.Tenants who are 60 years old or who meet the disability guidelines for federal Supplemental Security Income and who have lived in the unit at least 10 years, or tenants who are catastrophically ill and who have lived in the unit for at least 5 years, have a protected status and cannot be evicted for either the owner or the owner's relative to move into a building of 2 units or more.

Thanks for the advice, Ill keep everyone posted.

All I was expecting was him to say give me bills and ill make sure steps are safe immediately 

Obviously if I get it ill always be wondering it I could have got it for 56K - but I am trying to disassociate my thinking with the list price and just offer what I can make good money at.

Meaning how would i find the tax fees , round off the bills and all the holding fees so ill be able to put it in a report for my cash buyer since also i'll be flipping houses in my spare time so if anybody can answer this ANSWER SOON AS POSSIABLE PLEASE.

And as you mentioned if paying (knowing what is owed) makes sense than yes ill definitely still be interested in pursuing it. 

Yeah that's not a bad idea of the REIA meetups , ill even try googling them maybe a good one might pop up and also asking around BP might help also .

Heres what i did, and i could have took the long way and i havent had any deals yet but ill break down my trial and error and the method i feel will work best for me.first, i searched zillow for homes that are selling for low cost, found the owners and mailed yellow letters of course-the problem with this is, a lot of these homes still have loans on them and probably bank owned already, the owner still lives there, theres already a realtor on the job, just way too many obstacles, i dont expect to get any calls from those letters but you have to start somewhere.next, i started searching on auction sites for homes that did not go up for auction yet or the auction expired-again, the problem with this is the homes are 9/10 bank owned. while some of them are foreclosures theres still extra loops to jump through.I considered buying lists of vacant homes and stuff but i am the most frugal person you will ever meet lol, its not that i cant afford to buy a list, its just that i know theres a different way and plus whoever made those list had to have someone else generating that list for them.