One asset manager requires the listing agent to attend settlement, another does not.One asset manager requires all investor deals to settle in 30 days, owner occupants in 45 days, while another will allow investor financed deals to settle in 45 days.One asset manager requires deposits to be cashiers checks only, another asset manager will accept broker escrow checks.All of the ones that I have dealt with require the contract in 48 hours after acceptance, but don't count Sat, Sun or holidays.Usually for the first 30 days the bidding is only open to owner occupants.I haven't seen this recently but HUD used to given owner occupants preference even after the 30 days, and I have seen where they have accepted owner occupied financed offer for a much lower price than an investor all cash offer at a higher price.Been working HUD's since 1986, so we've seen quite a few different rules changes over the years.

I love the real estate market between South Snohomish County to Bellingham, that's my preference for investment as well - good choice!

I am trying to figure out my niche.

This is for my duplex that is owner occupied on one side, so I still have the ability to be selective about who I rent to, as I would prefer if the renters had older children since I have a German Shepherd who has access to the entire yard.

Does anyone have a preferred method of finding great deals?

That one area that is our niche.

What is the preferred method of contact?

I prefer one that has a desktop/laptop version (for my assistant to enter data) and one that I don't have to be connected online to use if possible.Anyone?

But a lot of people have other buying criteria or preferences, especially for cheaper stuff.

My main goal is to succeed at my niche and keep perfecting my strategy to make the process less riskier and potentially make smart decisions.