March 21 might have been the top of the market and cash is king in recessions. 

Remember the quintessential saying of CASH IS KING?!!

Anyone know of any title companies that are investor friendly that close in King and Pierce counties?

sounds like you have a great opportunity. i recommend the contact for deed route. as you mentioned you can get a lower down and more flexible terms. if you can get a 10-12 year ballon payment you should have no problem refi'ing out prior to that with a conventional loan and pay off owner contract. i would try to get the per unit down. you could try to show the total amount you would be paying when you add interest into the equation and see if he will come down on asking price, at least to market if not below. as well as play up the continued cash for with zero management headaches. ultimately if it cashflows well and you have good fixed debt for 10 plus years my experiences has been that price per unit is less of a factor. cash flow is king.

Both sets of tenants still are living there.I have a large dog (lab that is over 100 lbs) and have had in the past Goldens and a King Shepherd (150 lbs of virtually no fat).  

Hello @James King, welcome to BiggerPockets.

@Savannah King A few months.

@John King- thanks for the info.

@Michael King Provided you take care of the zoning/classification issues, you can look into getting a hard money loan (HML)/bridge financing for a few months.

@Joshua King your best option at this point is probably to wait it out.