The logistics of buying something, renovating it for an unknown variable cost and then (hopefully) selling it, for a profit mind you, before the carrying fees eat up your profits is a scary game.

You would still owe the same amount either way, but BOOM now you have NINE financed properties and can still get #10 Fannie/Freddie and avoid the 7%.There are also games you can play with putting the property and debt in your spouse's name alone (we're a community property state in CA so it makes little difference so long as you're married), with shoving the smallest debt amount into commercial, and a few others, but rolling your lowest mortgage balance into the property that you have the most equity in is the most commonly successful technique.TLDR: You can shove as much debt into as few properties as possible to avoid the 10 financed properties cap.

A lot of the typical guru info out there would be illegal in Ohio, but SSU will teach you the rules of the game so that you are not breaking laws.

I know this is not a get rich quick type of game.

It's a numbers game even for cash buyers. 

Certainly wish I had gotten in "the game" at your age...

Once you decide to make an offer, don't get caught up in the multiple offer game.  

I'm looking to get into the game in Washington and would like to start off with getting pre-approved.

You do need to know the market, and the game, very well.

I've learned there are ways to come in to this dream game.