I have a realtor that I bought my primary residence with but other than that I am in need of everyone else involved in the process.

If there are no 3 BR homes that can be used as comps, there are ways of adding (or subtracting) the premium involved with extra bedrooms.

I believe the limit is $10k, and anything over that requires you fill out the form. if the money was earned legally, should be no issue.if you don't want to get the irs involved, I have heard that people have deposited $9999, and then the bank wont ask you to fill out the form. if you did this over the course of two weeks every other day, technically they may not be required to make you fill out the form.

They only issue is smaller square footage vs comps in the area.

Although I have never heard of them, I always suggest doing your research before getting involved with a Turnkey Provider.

He did not explain (1) how his mother was involved; (2) if the subpoena was part of a civil or criminal investigation (he implied criminal); or (3) whether the subpoena had anything to do with wholesaling.

I spent 30+ years in Washington State and have had some involvement with DSHS (although not with housing).My advice to you: 1) Everything the state does takes three times as long as it should and three times as much paperwork as it should.  2)  You will probably have to attend some indoctrination -- I mean class -- either on-line or in person.  3) Your tenant will be endlessly "educated" on their rights and will have free legal representation. 4 ) Just when you think you know the rules and try to play by them, an administrator will come up with an "ETR" -- Exception to Rule. 

What are the house price, square feet, bedrooms and bathrooms?

there are a few regulations involved.. 

I've been involved with many auctions and have seen bidding re-opened.