But no matter what they look like I greet everyone as though they are the most important person in the world, and to me they are.

But I like the cleanliness of some of the programs with the convenience of online payments, work orders, background checks, leases, etc...  

You can get some online pretty cheaply.

Posted the add online last Wednesday (9/6/2017) and had 4 people contact me interested in looking at it.

You need a place to live no matter what, and I can't imagine rents are very cheap in Portland, so you're usually better off at least having the benefits of a little tax writeoff and mortgage paydown while you own, plus being able to paint the walls the colors you want, etc.I'd hang tight if I were you, see if your market goes up a bit more over the next few years (which I personally believe many will, just my professional opinion,) and try to refi and dump your mortgage insurance (assuming you have it) as soon as possible.In the meantime, hang onto your $50,000, keep growing it, and wait for the right deal.

(I'm accredited, though at that amount, it probably doesn't matter.)

So find the right newspaperand you are in business.Also, there are two places I can see them online here in Georgia as well so you might try looking for things like 'Virginia Public Notices' or 'Virginia Legal Notices' and the same searches using your county name.

The listing agent is also saying that the seller already signed an agreement to pay 6% in commission fees no matter what.I was under the impression if I made an offer without a buyers agent it would essentially strengthen my offer by 3%.Anyone familiar with Washington state real estate law that would have an answer?

I think the most important one was online rent payments, which all of my tenants use.

The rule of the road is to get the property under contract first and then work through any title matters.