Here in Texas we have agriculture exemption on taxes which causes much lower property taxes. 

I am primarily concerned about the high (2.6%) property taxes.

My biggest concern is your statement that you couldn't get a clear answer from your tax team.

I am a newer investors in Tacoma, Wa and i am interested in approaching motivated sellers with a Master Lease Option but I have concerns about them backing out/not selling.I would want an attorney but even if all paperwork is order is there any gaurantee that I can buy it if I choose?

I'm concerned if I pull equity out that the property will not cash flow.

However, I was hoping to get more applicable thoughts from you locals.I will admit, though the units I have identified do cash flow enough for my needs, I am concerned about the appreciation component of condo's in that area.

Do we actually need an agent to cover the contract and hold the fees until closing, or would it just cause more problems?

Things like that don't happen twice, I wouldn't be overly concerned. 

I can tackle the CC and car note in the next 2 years but I was more concerned about my student loans because as of now it's not feasible for me to pay off $45,000 (or even half) in two years w/ my current income.

Unfortunately, I'm very concerned that the only solution might be the flexible base cove which never looks good nor would it offer a tight fit like quarter round.