The two main pieces I am missing are the most crucial (deals and financing).I currently can comp/pro forma out deals I find on Zillow, and sometimes the MLS when I have access, but my main worry is financing. 

The buck always stops at the owner.

We have over $100000 equity in the home and a HELOC to access it, but really no other savings.There is definitely a sellers market going on here in Washington and it’s growing.My husband and I have 2 kids and we will have to find jobs as well as housing back east, but can stay with family, initially.

You could do your deals, get early unofficial early access on properties, and great networking resources through the local realtor's association.

I am wondering if I get my realtor license if that alone gives me access to the mls or do I still have to go through a broker and if so what kind of fees am I looking at?

You need to decide what our your goals for the year and don't let anything stop you.MY goals for this years:Own 4 houses by the end of the yearVisit 2 more countries

We have saved up around $6k that we are willing to invest and can access around $35k through a heloc. 

We also guarantee tenant rent if they stop paying we cover lost rent and evictions costs.

I stopped managing the HOAs because it wasn't financially worth all the drama.

@Zackary C DunnAt first I was just reading and going to move on to the next forum but I had to stop and say thanks for that piece of advice on the tax delinquencies.