City/County Year Enacted Bellevue 1990 King County 2006 Kirkland 2013 Olympia 1980 Redmond 2012 Renton 2016 Seattle 1989 Spokane 2017 Statewide 2018 Tumwater 2010 Vancouver 2015 Sources: Poverty & Race Research Action Council, “Expanding Choice: Practical Strategies for Building a Successful Housing Mobility Program Appendix B: State, Local, and Federal Laws Barring Source-of Income Discrimination,” September 14, 2018, http://www.prrac.org/pdf/AppendixB.pdf.If you are interested in learning about which states and localities have tenant protections in place, you can refer to the following article published by the Center on Budget and Policy Priorities https://www.cbpp.org/research/housing/prohibiting-...Here's the State of Washington statute as it is written today."

@Kelly DeWinter - love the creativity as well as the practical possibilities.

This will tell you the order in which a project should be done (ie best practices).

That being said, even institutional deals that are accredited investors only have PPMs because its good practice and, as you mentioned above, the lack of one increases one’s exposure.I’ve never heard of any rule that says fewer than 3 investors don’t require a PPM.

They have consistently paid both the lender on the home, and the land owner.

I currently use Zelle, and want to know the best practices when it comes to handling payments, especially since I have to send my contractor a 1099.

For a first time investor, unless you are buying turnkey (which would have a tenant placed already) you would likely do better acquiring a vacant property so you can choose the tenant or at least choose a property manager who will use good screening practices to choose a tenant. 

@Alex Ko ListSource has been getting me quality leads consistently without fail. 

That could even be part of my marketing.If I did enough of them with 21st or Triad, and consistently brought them lower-income but still decent, on-time paying buyers I could build-up some goodwill with the lenders that might come in handy down the road for bigger projects.

(*the seller is 77 years old and said he won’t finance for more than 5 years)For me it’s the idea of the unknown lending practices of the market  place .. trump will be out and the political climate may be very different from today .