So, you should reach out to some local land banks in your area (google search that term specifically) and see if any of them offer cash out loans on land. 

His plumber came out and camera'ed the line and suggested the main line on the property may have issues. 

We utilized our knowledge of crash pads in our area and local property laws to help us reach our max number of occupants and earnings.

A great place to learn more about WA real estate investing and finding deals and connections is our local REIA - https://www.reapsweb.com and checking out some of our Zoom meetings if you can.There's some great pages on Facebook that you can find deals from other investors, and if you're looking for turnkey there's always the MLS (Zillow, Redfin, etc will get you access to those).If you want a specific search setup, reach out and I can get that started based on the criteria you're looking for too.As someone that moved up from CA a few years ago, I was curious why you're looking at WA instead of other long-distance locations?

Honestky, it's a great group of go-givers.Regarding how to get started, definitely attend as many local real estate meetups as you possibly can. 

Id speak to a local attorney to get a proper contract set up 

It is the equivalent of crashing your car then trying to buy insurance to fix the car after the fact.A home warranty or homeowners insurance policy will not pay for mold because mold is a maintenance issue.You didn't say what is wrong with the garage - if it's a broken door opener that is typically covered on a home warranty.My experience is mixed with home warranties and I can 100% tell you your satisfaction comes down to the local trade person that shows up.The home warranty company does not employ trades - they contract them locally at a fixed rate for the work performed sort of like how car mechanics are paid. 

Make sure tenants know what these terms mean and that you're following local rules.

We've got a national bank, a local credit union, and a direct-to commercial mortgage backed security.

Talk to some local property mangers to get a feel for rental prices and demand.