As mentioned above, poor grammar, wrong terms used when talking about rates and lending.When I asked questions, about the lending, he just kept replying the same wrong information, and then started to get rude when I explained why his information didn't make sense.

Forgot to mention this would be my first deal! 

She mentioned in passing that she wants to adopt me.

Think And Grow Rich is an amazing book, I forget to mention "The Science of Getting Rich" by Wallace D.

Aside from that it would be best to partner with a broker who specializes in the field (as you mentioned). 

@Michael Ede  I'll preface this by saying I'm not licensed in Washington State, but when I price out the criteria you mentioned for a standard conventional refinance, it looks like you should be able to get a decent lender credit at that rate to help pay for closing costs. 

You don't want to be pulling your own permits - too much liabilty; not to mention headaches.  

Granted, there might not be deals in every location I mentioned, but just for scenarios sake, where would someone recommend I look?

One thing no one has mentioned in this thread is the value of the time you are spending on this exercise. 

You mentioned house hacking, are you planning to rent out a room in the mobile?