The way you explained things was spot on. 

It seems like the "sweet spot" of the market is moving North from Seattle.

Yes there should be a RE Horror Stories section, or RE Cautionary Tales spot.

Just something I've found to be a sweet spot for me.  

You are certainly in the right spot to learn all about real estate investing.

I'm generally an analytical type and can usually spot the signal from the noise fairly easy.

I’m concerned that a cold call would put him on the spot and be an automatic closed door.

Nothing wrong with that so long as they don't keep you in the dark while they continue to leach off of you.Learn real estate first, then you can spot the bad apples and will know to stay clear of trouble, time lost, losing money and possibly fines or worse. :)    

Truth be told I would love to get in that sweet spot where I realize annual losses after depreciation.My plan here is, and I am confirming my belief with some more marked due diligence, is to get into the park with no money down and to add value by increasing rents slowly and consistently, renting vacant lots, and adding homes and getting them rented. 

It seems to be a hot spot because there are a dozen or more major breweries that have set up shop here.