I'm looking for a recommendation, ideally in WA, to speak with about opening one.Any recommendations? 

FYI I'm planning to use a traditional loan (ideally), rather than pay 100% cash down, as I've seen some companies require. 

Would be ideal to not have to wait a full year before making any moves on the property. 

What would be ideal terms that I can bring to them?

Is ideal to rent in summer. 

I buy most of my materials at Menards and Home Depot, and flooring sometimes from Lumber Liquidators, but recently discovered Floor & Decor, so I may check them out.Windows generally Jeld Wen, reasonable quality, decent price, Great Customer service, and made here in WIMastercraft doors, Ideal/Clopy garage doorsConco Paint, (its Sherwin Williams Packaged for Menards, and cheaper than the Sherwin store can sell you the same paint for) Same colors for every unit, makes touch up easy, never need to find a code. 

Also if you are doing DMM for short term marketing WHILE you work on SEO, not ideal..

They've got a fund "science behind Pixar movies" exhibit right now.

Ideal I want the tenants to pay for the mortgage and my HELCO.

Ideally, your limited partners will be people you already have a relationship with.