Bring multiple copies with you, and they should stamp one and give it back to you for your records.How long it takes for them to enter it into their system.. now that is another story.

Would you guys recommend investing into multiple smaller multi-family buildings (4, 8, or 12 plexes) or consolidating units into one 16-20plex building?

That's about $100K for the entire property.I'd want careful inspections and multiple estimates on the rehab work.

Seattle wouldn't be in my top 50 and I have invested in multiple states-WA isn't one of them.

You can't go back in time, but even now that seems like it might be your best bet.Ask around, particularly on this website, and interview a number of managers - then put it on the rental market.Once you've gotten it stabilized you'll be sleeping better and you can look at it again with clear eyes.

You can in some cases use it twice within two years; however, they frown upon multiple prorated exclusions.

Do they trust the auction process more to deliver a "market" price, because multiple people bid on it?

That main advantage is having access to the Multiple List System (MLS).

With an LLC properly set up for multiple income property purchases, you actually don't have these concerns to deal with.Here is the quote from j Martin I was referring to earlier.

They never caught up or made any payments unless I wrote multiple letters.