I hope this doesn't sound to unrealistic I tend to make unreasonable expectations sometimes.

The property being acquired by a 1031 doesn't affect your leasing, renewal or finding a new tenant, in any way.  

Location doesn't matter too much as long as they're within Washington state.

Looking for peoples' recommendations for a firm that can check the occupancy status of a property as well as a firm that does BPOs (doesn't have to be the same company).  

If a seller wants cash in less than a month, wholesaling for 40k will get the job done.Whatever the reasons, did doesn't matter from an investors perspective.  

But that will still put you in the same boat as everyone else on BP that doesn't really have local knowledge.  

Since the county doesn't allow 10-20% down with remainder due at a later date, not sure it can work.

The pre-qual letter doesn't guarantee you'll get the loan.

The closing company I typically use doesn't accept bank checks for cash closings nor above 50 or 100K.

You will see this sometimes when there are known issues and the seller doesn't have the resources or the "mental strength" to deal with the process anymore.If you want to proceed further, make sure you speak to your lawyer about what's needed.