No lesson was needed to be leraned, as this was a routin wholesale deal, that I was challenged to close.

I have access to capital, but the market in Seattle is so expensive that I haven't found an opportunity that doesn't have a barrier of entry that I am uncomfortable with.

Now you've just bought yourself a regular route in your weekly routine, so you better get something close to you.

I've had some uncomfortable encounters myself.

This can technically be written on a cocktail napkin, but the best advice would be to use a copy of the state approved standard purchase and sale contract as this covers the vast majority of routine, single-family house purchase considerations.

THE SECOND MONTH Somehow during the second month, when the newness wears off and the happiness falls into a routine, the new tenants become confused.

In general when analyzing the costs of my time, answering calls and performing routine minor tasks 10 percent is great.

If you are in a really hot location a setback on the thermostat is what you probably need, not routinely shutting it down. 

If you want to put in the work to acquire off-market deals by yourself then more power to you, however, it's best advised to work with someone who sources deals routinely and has their systems in place, aka a wholesaler or investor-focused real estate agent. 

Yes, tax deeds are better for buy-and-hold but not for wholesaling or for retailing (although we routinely do this but only because we know what we're doing).