It's time consuming and stressful.

Sell by public “reserve” auction for a fast and lucrative sale.2) Family Partnership.3) Friendly Joint Venture4) Consumer Finance Companies5) Credit Unions6) Private “Hard Money” Lenders7) Angel Investors.8) Seller “Refi” for Takeover9) Mortgage OutThis no-money-down technique works well when the seller has equity and is concerned about capital gains.

For consumer loans only up to 4 units can be financed via FHA, I believe.

ADDING to my post, just did some research, Washington is Different than New Jersey in that matter, here is an article you should read : https://salestaxhelp.com/wp-content/uploads/2011/1...and these two paragraphs from it :The following states regard contractors as retail sellers of installed materials rather than consumers: Arizona, Hawaii, New Mexico and Washington. 

In stark contrast to other agency-based consumer service industries, real estate agents have been remarkably effective at maintaining margins and market share.

@Tanner GishWe always try to charge tenants for consumables, utilities being the main expense.You can do this through the lease by coming to an agreement of what portion of the utilities they are responsible for and add that to their monthly rent as a separate charge.  

There's ways to do it cheaply, but they are more time consuming..

.- I am employed full time with a six figure income, credit score of 809, zero consumer debt.- Have good equity and cash flow in all of my rentals, $275K in equity in my primary that I've been in for 3 years.My problem is, I can't get a loan!  

In Washington State, the brokers E+O policy does not cover the Consumer Protection Act and this is being very liberally interpreted by the current attorney general.

@Paul TimminsThank you for the wealth of resources I will gladly dive in and consume as much as I can!