I have several friends who are realtors in Arizona and California, and they've had investor clients who were all cash buyers and bought into the "Cash is King" philosophy and offered extremely low-ball offers, and were beat by individuals with minimal cash down and loans, but offering more money than the "all cash" buyer was offering.If it's meant to be, it will be and good luck!

Between myself and the investors I help, we have purchased 13 homes from the Auctions in Pierce, Thurston and King county.

Others here may disagree but from someone who is actually out here actively investing on a deal by deal basis and without a syndication or unlimited funds I would say that cash is king and the money is in finding the properties that banks won't finance so you can add the value through your fixes and rent them for top dollar.

But low prices are also the problem.Nashville is still king though.

@Andrew Neal Kings Beach is a really popular destination and we shopped there as well before getting our place in Tahoe City. 

If I share what I paid for this thing, I'll get crucified by the cash flow is king buy out of state folks.

I'd say you and your family are the king/queen of delayed gratification.

Our common enemy is Russia,” because Russia in the Middle East is Syria, and Saudi Arabia… Look, it’s Mohammed bin Salman that started the war in Yemen, which ended up getting one of their oil depots blown up a few months ago. this is very, very complicated global geopolitics.It’s a 33 year old kid solidifying himself to take over as king when the sick 88 year old king dies and is trying to take out Russia knowing that the US is now energy independent.

Is it in unincorporated King County or a specific city?

Tacoma is a much improved and benefits from the migration of people priced out of King County.