I am a broker in Washington state.

The value of the Land can cause the Loan amount to exceed the Rebuilding (Replacement Cost) in some areas (NY Metro area, LA, DC, etc). 

Here in Washington State there is a state wide fund that is used to deal with oil tank leaks; I believe that the fund is paid for by a tax on heating oil

Clackamas county (slightly less expensive) or Washington county (intel,Nike,Apple,Microsoft) these tech companies have increased the cost of living and house prices  (it’s higher than downtown pdx) but the neighborhoods are good and safe. 

Because I live in MD, I want to start investing in that market or in DC, because I feel I know both markets.

Tenant is claiming that Washington State law says I cannot keep it unless it is for damages.

Chris  TC =  A person who may or may not be licensed ( this is Oregon and WA laws) who assist the agents in many aspects of the transaction. they are normally Dependent independent contractors .

Are you looking in Washington state for investments?

Quote from @Ryan Davies: Most work this way: Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 we charge $2,500 minimum)Max Loan: 65%-70% of After Repair Value(ARV) 100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 WeeksWe have private lending partners throughout the entire United States that cover the following states: AL, AZ, AR, CA, CO, CT, DE, FL, GA, HI, IL, IN, IA, KS, KY, LA, ME, MD, MA, MI, MN, MS, MO, MT, NE, NV, NH, NJ, NM, NY, NC, OH, OK, OR, PA, RI, TN, TX, UT, VA, WA, WV, WI, WY.

How are you going to manage the place and can you be certain you will be able to get the tenants out in 2-3 years with the current laws in WA?