A minor point, @James Furlo, but participation loans are typically loans shared or sold between banks.

bank loan, construction loan?

Don't worry too much about how much the water bill is going to be exactly; if the bank is willing to finance your deal, you'll be good.

I was used to dealing with one person for property management.

Tacking onto what @John Koster said, the POS ordinances can be tougher in certain cities than others and the tax rates in the burbs can turn a dream deal into a nightmare rather quickly.I'd find a knowledgeable agent who also invests and work with this person to learn the areas and see what fits your investing profile.

I am also needing to get my loan team dialed in...So, do you also have recommendations on national banks (obviously I'll check banks local to the deals I find), but would like to start with national banks who specialize in this space.

Would a VA loan only work if you put in an offer before foreclosure or after the bank buys it?

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

If you were in Seattle you could not end this lease or month/month, no options at all, and you would be stuck with this person until they are carried out.

I would suggest you make the request to have the tenants leave, AND, if it delays the transaction that's no skin off your back - just keep you lender/bank in the loop!