Based off previous property taxes payed by the family member, we estimate the property to be worth roughly 100k once livable.

65% of your success is the list, not the letter.I totally disagree with Jonathan about saying you will not lowball.You will, and then you look stupid.Unless you are a realtor and can offer listing solutions, I would say you will NOT pay full retail so you don't get all the calls of worthless leads that want full retail.The only reason to do this is if you are a rookie and want practice talking to people.Easier and cheaper practice is to go to craigslist or facebook marketplace and call landlords that are renting and ask them to buy.Your letter is fine, if you find a motivated seller, they will call.

Your landlord isn't going to pay any after hours, or weekend repair rates, and so you are most likely going to have to pay for those out of your own pocket, even though it's technically not your responsibility. 

You can search for members and see the agents (alongside everyone else) in Seattle but the only way to show up on a list of agents is to pay Bigger Pockets for advertising (currently $2,000 / 25 leads here in Seattle). 

Getting $450k from a home sale and willing to pay entire year rent upfront.

remember: if the net amount that goes to your mortgage after you collect rent is equal to or less than what you'd pay renting - you're ahead. 

For the price of courses, I pick up ones that appeal to me because I think that if I can add one thing from them it pays for itself. 

If they pay their bills that is your only concern. 

After you win a bid you have to pay for the property with certified check till 1 PM next day plus 119$ court fee.

When we finally move to SD permanently  I plan to refinance, pay it down and reduce the loan.Does this seem like a reasonable plan or should I allow the 3% rate to lock me into that rental even though I want to use that equity to buy in SD rather than wait several more years, till I save up more for a down payment to buy in SD?