For you first larger multi-family property, I would focus on areas that have proved to have rent stability, overall low capital improvement requirements, and a record of property appreciation over simply going for a property that gives you the largest forecast returns.  

All i'm asked to do is use my credit score for them to secure financing and i collect when they flip it.to be honest, this sounds way too good to be true. 

The house is all electric and very high efficiency with LED lighting, low flow toilets, brand new heat pump providing heat and air conditioning.The majority of respondents to my renter profile respond that they don't meet the minimum 600 credit score.

That was a new term to me - Levee Improvement District.  

Can you get a home equity line of credit?

Looking for a mortgage broker with experience working with tenant buyers who could assist with vetting my TB's and putting them into credit repair then helping them obtain a mortgage at the end of the term.  

My mom wants to partner with me and buy property together since she has perfect credit and a better chance at being taken seriously by the banks that will give us a mortgage. we are going to go 50/50 on the down payment and all expenses/maintenance. we will be getting an fha loan and putting 3.5% down which will allow us to have a big emergency fund.

Does anyone know of a lender in Washington who will do a home equity line of credit (HELOC) on an investment property ?

FEMA actually needs to visibly verify the presence of the flooded appliances to give you credit for it. 

Safe Credit Union, US Bank, El Dorado Savings, Golden Pacific Bank.