@James DeRoest  burned out landlords remain one of the mainstay's of acquiring new inventory... that's for sure.. and its true at virtually every price point..

BP,I am always building my team, and finally realized that the first thing I should have done is acquire a Real Estate Agent as a team member.

Tax lien investing can be  a great way to acquire properties for a cheaper price. 

If you want to be an active real estate investor and roll up your sleeves to acquire properties and rehab properties then that's great.On the other hand, if you enjoy investing passively with turnkey rental properties and that will help you fulfill your goals then stick with that.A big factor here is TIME.  

Generally, you have 180 calendar days from the date that the first property was acquired and "parked" by the Exchange Accommodation Titleholder ("EAT") in order to complete and close on the sale of your existing property. 

Also you can qualify for a FHA loan which you can put as little as 3.5% down in order to use your capital to acquire another property.

After doing more research, I found that DORA states that a “Real estate broker” does not apply to any person acting personally acting as principal in acquiring or in negotiating to acquire any interest in real estate, or any person acting personally with respect to property owned or leased by that person....However, Article 1 of of the National Association of Realtors code of ethics states "Realtors®, when acting as principals in a real estate transaction, remain obligated by the duties imposed by the Code of Ethics." which includes all of the disclosure requirements.I found that the requirement to run all transactions thru the employing Brokerage comes from their rules that require them to monitor all transactions from employed brokers. 

Me and my wife are also planning on attending our first REI meetup put together by @Troy Fisher  next Friday.Currently, our first goal is to successfully acquire properties in the King and Snohomish county for cash flow (and possibly some appreciation).  

But Realistically My biggest concern is having to Get / Pay a EPA compliance company to come in and tell me everything is OK or wether some type of Remedial work needs to be done to be in compliance before the project even begins . 

I am impressed that you have the dedication, desire to acquire knowledge, focus, persistence necessary to achieve success in REI.