In the professional opinions and experiences of the investor community, what place in WA state would you invest in a Long term rental?

I have the credit, experience and the knowledge on how to underwrite the deal to show their ROI in this arrangement vs a traditional sale. 

I don't know where to invest, really drawn to Columbus for many reasons (some cash flow and stable appreciation)--what's been some people's positive and negative experiences in Columbus? 

The sooner you regain control, prove that you fully intend to enforce the terms of your lease, and that you will not be 'played' by their recall of events or documents, the more effective this action will be.  

@Anthony KolbuszBRRRR method is a fantastic strategy, especially with your trade experience.

Many people have had a great experience with home warranties, myself included.

Also, make sure to start connecting with other investors in your market to build relationships and learn from their experiences

I have no doubt that I would learn any new avenues quickly considering my current experience, but I would still be taking a step backwards for the time being.

It's now almost impossible to get a mortgage with a FICO score under 560-580 range.Overall, the housing market has higher average FICO scores and more equity than the 2008-2010 period.This makes it much less likely we'll experience another Great Recession, but there are no guarantees.

I have it narrowed down to two agents, one has more general experience in the area and are part of a large organization.