Do you have any insight/advice for someone looking to expand into that market? 

Consider markets like King's Mountain and Jacksonville, which offer the potential for appreciation and rental demand.

With an increasing demand for affordable housing options and steady population growth in the area, small multi-family properties are becoming attractive investment opportunities for investors looking to diversify their portfolios.Spokane offers a unique blend of urban amenities and outdoor recreational opportunities, making it an appealing location for tenants and potential property buyers alike.

@Andrew Postell thanks for the insight.

What began as a very soft Spring STR shopping season crescendoed with Memorial Day weekend resulting in prime active listings going pending within just a few days and several with multiple offers. 

Appreciate that insight.

Is that you or are you considering putting in a back-up offer. 

I do not think she will go quietly and I'm trying to gameplan out process and wanted insight from other investors... when you're about to send someone notice to vacate and don't think it will be a clean process... do you also start the formal eviction process at the same time as you send the 30 day notice to vacate if they're behind on rent?

Make your offers based on the cash flow that you need.

One key insight is that conventional mortgage bonds (mortgage-backed securities, or MBS) made up of government-sponsored enterprise (GSE)-backed mortgages are benchmarked with the United States 10-year Treasury bond, while MBS made up of non-QM mortgage loans (including the all-important ones for real estate investors, DSCR loans) are benchmarked with the United States five-year Treasury bond.