Since the entitlement in Pierce County, WA for a SFH is $194,062 and you have used $70,000 of entitlement in Colorado Springs, this would leave you with $124,062 in entitlement to use on your new home in Pierce County ($194,062 Pierce County entitlement total-$70,000 entitlement used in Colorado Springs =$124,062 in entitlement remaining to use in Pierce County without having to pay a down payment or PMI).  

They have no height restrictions, use restrictions, code restrictions, etc. as long as they remain on the title for the land, so we have agreed to set up a 99 year lease with the first rights to renew.

If you go for the 20% down, conventional method of investing (which is still a good option for some) you keep all of your money tied up in the property until you save up enough to then go and do it again. 

A 33% profit on a short-term investment remained pretty decent, even after renovation and holding expenses.

Prices have obviously gone up in the past year, but the concept remains sound... pay the least, rent for the most, you'll do fine.All the best!

The seller finances 90%, 95%, etc and you provide the remaining % at closing For example you and the seller agree to a contract for deed that expires in 5 years, then at the 5 years you obtain bank financing.

Im thinking of house hacking multifamily homes using my VA loan.Plan.Year one purchase Triplex or quadplex put tenants in the the remaining units and keep my Va loan there for a year to 18 months.

Not likely - possible that make up tape or clamps where the flex ducts tie to the trunk could have come loose, though.

The remaining seller's assist came during the inspection. 

Just buying a house for mom is only going to show as a liability...I have family members I would not be tied to financially, I have others where it would be and has not been a problem.