Last ditch effort is to use Angie's List or do a Google search and start finding GC's there.

I was able to get a contract on the house and should be closing by the end of July.I'm now starting my search for multi-family homes for next phase.  

You can start by going to www.narpm.org and search their directory of managers.

When buying a foreclosed property from an auction are you responsible for the past HOA fees that weren’t paid ?

If this is the case how can someone find out how much HOA fees have not been paid? Is this public recor...

Keep reading the forums and do quick google searches of some of the terms that you don't know.

Currently work a full time job and saving money to make this transition into being a full time agent less risky.I'm searching to see if there are any top producing agents in my area on Biggerpockets.

Learn how to search for motivation and you can get to the deals before they can. 

Seems like you may have some bad intel or may need to keep searching for a lending partner who understands.

That's 50 times I need to house search, negotiate, underwrite, the refinance (always at changing rates), and more I can't think of right now.

Or you could simply just include a flat fee in the rent and advertise the units having certain utilities paid for.Offering below list price is difficult (but not impossible) in western WA, so you need to identify other value add opportunities that will decrease expenses or increase cash flow.