I would under-react about the house cleaning as they will be quick to retort that they are in the process of moving - just state that it would be helpful to have the apartment "show well" so you can get this part of the process over with and both you and they can return to preparing for the transition.

We had to sell but were told in its current state it was only work 600k.

I know FL is the exact opposite side of the country you want to invest in but we have state level protections in place. 

A read some articles that some rents may still be taxable which is fine.

I am looking for guidance on best lenders in Wa State.

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I hope I am not stepping on any toes by posting these articles... but living in this market makes you want to climb a mountain and scream about it.

My local apartment association even gives members a lease that's plain English and approved by the state Attorney General and the lease definitely protects a landlord against things like this. 

This plus what others have stated above really clarifies this for me.

It sounds like that may be possible.If you're planning to go out of state, I'm happy to give more thoughts around that too.