There may be a series of good reasons why these unusual circumstances are happening.

Unfortunately, people with the knowledge @Thomas Rutkowski Has are rare.

Hi Sally - Welcome.If you are considering investing in residential real estate in WA,  be aware that there are major changes coming in state law,  almost certainly including 'just cause' eviction rules (HB2453) this session,   and possibly also statewide rent control (HB2779) (less likely this session,  but IMO very likely in the medium/long term unfortunately)  that both if passed will substantially or even dramatically affect the level of risk, business model, and other aspects of owning and operating rental property.   

Property taxes are also unfortunately high (one of the reasons I was looking in lower property tax states).As far as cash reserves, I do have some!

Unfortunately, none of us truly know the position you are in.

So, my question is: based on my circumstances, what are your recommendations as to what I should do at this moment to begin investing in real estate?

Moreover, I have had the pleasure of meeting a few Realtors over the past few months; unfortunately, I have yet to find one whom is investor friendly. 

However unfortunately 99% of people doing what you are doing, are also doing it illegally.

Also, where I am at least, you frequently have to pay transfer tax on the value of the property being transferred, depending on the circumstances.

I also looked in the real estate list of resources, but unfortunately the ones I reached out to either don't service my area, or have not replied to me in a week.