I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

I've already learned other ways in which I can put a license to good use.

There's enough to learn when you're starting out, keep it simple.

I have taken numerous courses in RE and am passionate about learning more I am based out of West TX- Midland/Odessa area

What I would like to are some reading recommendations for learning the meat and potatoes on the processes of completing rehabs, and the processes of working with contractors?

You'll learn quickly who you can work with and who you can't.

Learn about the seller, their goals, their pain points, etc... then present solutions to their problems. 

If you’re interested in learning more or need help navigating the best STR opportunities in these areas, I’d love to connect!

Lesson learned.

Learning the relevant statutes which define the legal process which created the motivated seller.