KC has very strong economic and demographic fundamentals such as job growth, population growth, diverse industries etc. that continue to make it a strong market in my opinion. 

In my opinion, there are a lot of different ways this can go. 

In my opinion it is a competitive enough business that it isn't really worth pursuing unless you can do it full time. 

If I hadn't, then I never would have need to have asked any questions in this post because everything would still be peaches and cream for this unit.

My opinion is to get it replaced at a fair price and take it out of their deposit.Any landlords from Washington state know if this is possible?

In my opinion, the challenge (at least for a conservative investor like myself) is wading through the "junk" to find the few pearls: high quality sponsors and deals.But before jumping into deals and sponsors, I would recommend taking a step back.

There's just too much risk, in my opinion. 

If there a "Legal Aid" non-profit group in your area maybe you could contact them for free help or contact a lawyer.In my State, I believe I could evict for illegal activity because my lease says that I can.One of the problems with illegal drugs is that the landlord could lose his property if someone is dealing there which is unfair, in my opinion, to the landlord. 

I’ve listened to many podcast, read many articles and I want to know everyone’s honest opinion... actually hoping to hear back from investors that’s been in my shoes at some point in time.

I'll sign an NDA, but an LOI is extreme in my opinion.