But if you have a unique property that can command high rents and have doctors and lawyers as tenants, that seems like it would make the entire process much easier for someone who has another full-time job.I am estimating cash-on-cash returns of 6% on this property and I have read about double-digit returns on some of these boards (I did not purchase below market value).

(not to give you bad news, but it might take closing on a deal or two before you will be in "good" standing with the best brokers and sellers). 

I just looked those up... the mortgage states are the ones where the lenders had to go through the courts to do foreclosures a few years back and that was all over the news about how the courts were backed up with that.

The bad news is you are going to run into the same issue on pretty much the whole west coast, and really west of the Rockies in general.

The good news is, once you do find a property, it is really hard to not make money! 

good news!

http://www.realtytrac.com/news/heat-maps/rental-returns-and-cash-flow-heat-map/

Just take a brief look at the following articles:http://www.geekwire.com/2015/a-silicon-valley-exodus-redfin-analysis-finds-that-bay-area-residents-increasingly-looking-for-homes-in-seattle-and-portland/http://www.seattletimes.com/seattle-news/data/seattle-no-1-for-techies-looking-to-flee-california/http://www.seattletimes.com/business/real-estate/king-county-home-prices-surge-just-shy-of-2007-peak/Additional data released by the MLS on June 4th, reported that housing inventory has dropped statewide (with the exception of Ferry and Douglas counties) by more than 18% from a year ago.

I've looked at many occupied properties before from a buyer's perspective, but this is the first time I am selling one myself and am looking for a little guidance as to how to proceed delicately as the tenants are pretty loyal to me as a landlord and I am assuming aren't going to take news of the potential sale well due to the uncertainty of a new landlord and whether or not they will continue to honor the existing lease.They currently have about 5 months left on their existing lease and although I would love to wait until their lease is up before selling, at the same time I don't want to sell the place in the late fall/early winter.  

More bad, but not unexpected news.