DSCR won't work for us because given the rent roll we would only be able to be at 65% LTV, and we are looking to be at 70%-75%.

Your Lender My suggestion to find #2 & #4 would be to go to the top of this page and click on AGENTS & LENDERS.

While Colorado's market can be challenging due to high prices, exploring suburbs like Colorado Springs or Pueblo, or even considering out-of-state markets in the Midwest or Southeast, can open up better cash flow opportunities.

They also may feel better about A) looking at an empty house and B) no problems are being hidden by the Tennant’s property. 

This year my goal is to being my RE investment journey and have decided to venture outside of WA.

I would like to start again but  accelerate and to get more doors I figure a small apartment building may be the way to go.

Focus on a specialty/niche whether waterfront, multifamily, vacation props or even just a specific neighborhood to be THE expert.

My question is how can someone be so far off on value and continue to keep their job? 

Since you are in an expensive market, commissions will also be high so you should be able to cover all of your expenses with just 1 deal basically, maybe 2. 

With you being qualified for an FHA loan on your next home that you're purchasing, will you be using the rental income from your departing residence to offset the mortgage payment on that property?