You must talk to some hard money lenders (which can range from a private individual with cash to lend, to a quasi-mortgage broker who does HML and bridge loans - the former often being the easiest/quickest/simplest to the work with, the latter often being more like applying for a conventional mortgage), because you have to know the following about your financing options/costs in order to evaluate potential deals:LTV/down payment requirements, and whether they cover just purchase, or both purchase and rehab costs.

From my understanding Seattle is basically "Bay Area light" as far as prices go, Tacoma may have some cheaper inventory, but it is a bit farther away and not in as great an area.

At work I am responsible for preliminary analysis and pricing of loan requests made via our FM SBL, Conventional, and Bridge loan programs. 

Inventory is low and Price still low.

I like using conventional mortgages with 5% down when I plan on living in the property.

They sought basically all the same financials that you provide for a conventional loan.

Being a flipper, you would be treating your property as inventory, so like any other business that sells their inventory you are paying ordinary income tax rates on the sale.Essentially, the tax code treats flipping as a business, but rental properties as an investment. 

I make alot but my income is odd and doesn't qualify for conventional morgage as of yet so we would need to go off her income and she makes less then half of me. so untill she finishes her bachalors and dental school I'm going to be the bread bringer in the family.appreciate your response!

@Harshil Kakadia Mostly conventional lenders will cash out on personal name.

Howdy @Andy MilbyYour thought process can not work using conventional financing.