There are just a few of the questions that I would ask so as to find him a suitable property.  

You may also want to try the local Seattle meet-ups to find some suitable partners.

@Carl MccroryWholesalers usually market directly to motivated sellers (out of state landlords, pre-foreclosures, probates, etc.) to find properties offered at a discount suitable for investors (fix and flippers and buy n holders) to buy.  

Most of them require investor to be accredited, they will want to understand your goals and objectives, determine suitability and should answer any question you have.  

I would assume a Property manager or a lawyer would be suitable representation as long as they bring proof you are actively attempting to rectify the issue.

They are looking to find me both a suitable mortgage (i.e. debt financing) and an equity partner who will cover the down payment.

This is fairly remote land only suitable for harvesting timber or hunting.It looks like the life estate was granted in the 80's and my county does not have records online that far back so I can't look up the original document.Anyone have experience with this?  

It's where I started out, it's very profitable, and I live only 2 hours away from the area, which is swarmed with visitors almost all year around.It's a little bit more hands on than my traditional LTR, but once you have the right systems in place, it literally takes just a few minutes a day to manage. 

For example Lawton OK is home to an Army Basic Training and another training mission, that means that you will have a lot of visitors every week for graduation and instructors who live off base (if they can find suitable housing).

@Timmesha Shantae Cooper I would visit or call the city hall building and ask to speak with the permitting department...they should be able to pull the history of the property.