Hi PaulYou do not require a LLC in Washington State.You will need to have a property under contractThen expose it to your buyers listPut in the Market Place on Bigger PocketsCan use a Washington Attorney to do a double close if needed and or assign contract to the end buyer for a fee.To your success,

I recently got my WA state real estate license to assist in the process. 

Anyone who has recently tried to purchase a home in Fountain Square sees what has happened.

I looked into this and FHA will allow this, also the new granny flat laws just went into affect for california allowing "accessory dwelling units" on SFR lots sized up to 50% the square footage of the primary residence.  

The conservative method would be to take the square feet or # of rooms that only your buddy uses and divide that by the total square feet or # of rooms to come up with the rental % of your house...it's up to you to determine what method you think is reasonable, but the IRS can challenge it, taking into account the fact that you also use some of the same rooms as your tenants.The landscaping business is fine...you can just write off a portion of your house for the office and garage as long as those rooms are 100% business...no need for the rent.  

Spokane, WA 99201.  

Hey guys,  Really need a realtor to help me with my first purchase of a home. Really could use some guidance from an investor's point of view. 

The problem I have had is that they do not come in the decora square style design, only in the round design, which I like less.That's definitely the easiest solution though!

The price per square ft is about $120.00.4.

I think I need a title agent or company to do a quit claim deed in king county washington(?)