I've taken advantage of some great 0% balance transfer credit card offers, but always worry it trashes my credit score/DTI. 

Hi Christopher I not familiar with WA law but you can read my blog "how to beat the due on sale clause" which is for primarily California...At any rate here's a quick how I do it...If the deed is not recorded i.e. it's held in escrow and certain safeguards are in place to protect the buyer and seller...Then you just do a vendor vendee transfer in other words your new buyer will step into your shoes of course he pays you for the privilege...If the deed is recorded in your entities name preferably and LLC which by the way eliminates DF issues.. then you do a straight sale to the new buyer either he assumes your position with you holding a note etc... or goes to the bank for refining the loan..and pays everyone off..Anytime you hold a note your at risk make sure all payment are made to the collectio company then you'll know if your buyer is lateI have been doing Subject to's for over twenty years and have never had a bank even look my way..Always use a third party collection company to service all the debt on the property this is common and arouses no suspicion on the banks side...Any help write direct [email protected]

Since the tenants are still in place the law does not really apply.Has anyone been through a similar situation and how long is allowed before the ex-manager has to transfer the funds back to me to hold in escrow?

Just read up on exactly what the difference is....it's all in the timing of title transfer.  

You can't "get title in your name" unless a deed is transferred from the current/former owner...either legitimate, or fraudulent. 

If I end up having to do it later: I could transfer title to an LLC with one member (me) and avoid city transfer taxes.

I buy all my homes Cash and want to transfer some of the funds into rentals.

To be clear- I finance on a personal promissory note- the title transfers at the end of the lease term if they choose to buy.

I'm doing some preliminary research for a property manage roll I will be transferring into over the next year.  

Hi Bret - Ownership of mortgage loans are transferred using an assignment of mortgage (or deed of trust).