They didn't require me to continue using them for any other services.They'll be 100% up to date on state and local landlord/tenant laws, have an attorney on retainer, and they can probably get the job done legally for cheaper than you hiring an attorney hourly.Here are couple good PM's in the Sammamish area that might be worth reaching out to:- PMI Arka- Brink Property Management

Also, I can't tell anything by just this post but there are investment property loans that don't require 25% down. 

Lenders will allow up to 85% financing on investment transaction assuming credit is healthy and reserve requirements are met. 

And yes, that requires you to collect and pay taxes but if you use Avalara/MyLodgeTax it’s really pretty easy to do

Since loans are considered securities, most states require a security exemption, which can be prohibitively expensive.At least one state, California, automatically grants licensed CA real estate brokers an exemption without requiring them to go through the expensive registration process.  

They are expensive $200 each but they do not break down and you can track who uses codes so a family could each have their own code per person.

If you had a default interest clause in your promissory note and didn't enforce that and they still made monthly installment payments, for which you accepted each time, then you are in a sticky situation to require additional extension costs. 

It sounds plausible to me, if PMs are required to be licensed real estate broker/salesperson in WA, that the Property Management Agreement may include an Exclusive Right to List.

I have actual work to do and don't need 30 days of this.He never paid me the expense deposit in my management agreement and I never pushed on it because I'm always holding enough of his rent at any given time for it not to matter.

In my state that would be an expensive change as I would be paying state transfer tax on the move along with other costs plus I would need to consider whether I wanted to buy title insurance on the property for the new LLC.