Ideally I would like to invest for a good cash flow but I don't see any deals in Seattle market.

@Nick Ragucci I would suggest developing a relationship with an attorney.

I invested $ 165K from IRA to buy a lot and develop it into a building.  

Other than that, in general terms, you need to learn 3 things:1 - How to analyze Markets...not properties2 - How money works3 - How to develop, and stick to, a REI Business planAll three are critical to your success, and all three are equally important, and in fact, depend on eachother.

You could also make an argument that out of state investing forces you to develop the system and network from Day 1 that will move you closer to passive investing than if you invested down the street. 

I knew it was time to take my goals to the next level and felt BiggerPockets was the ideal community to begin learning from and participating in.

Can you share some of your tips on how you go about developing these relationships?

It might be ideal if you get a long term tenant that is a real wear and tear specialist, one that squeezes the last useful life out of all the components... then out with the old, in with the new...Best of luck!

MWC is definitely heating up (major development going on on 15th and sooner currently), but there are def. still deals to be made there. what is your strategy?

Everyone is going to say month to month is ideal for the landlord and that is true but wait till you do a cash out refi .