This property is close to Gonzaga in Spokane, WA so I will be living in the upstairs master suite and then renting out the two bedrooms on the main floor.

Id definitely recommend finding both a good agent and a good lender familiar with rehabs to help determine what loan option suits the situation best.

All the apartments have high end washer and dryer machines and feeling bad that I will have to part with them as it is not cost effective for me to ship out of state.Should I include the price of the washer dryer units in the sale price?

@Chetan Patil you might get some responses in this forum but this question is much better suited for the commercial forum.  

I agree with the strategy of owning a property that you can partially rent out, but If you aren't willing to sublet a room and have tenant roommates, you'll need much bigger pockets or move up the valley for a property with a legal suite to rent out.

However, I am still interested to hear your voices if what are the good documents (contracts), effective script for cold calling, best marketing strategy, hot zipcodes, etc.

Buy a principal residence when you are able to (with 5% down) and ensure that the residence has either a legal suite or rooms to rent (if you don't mind the idea of tenant room mates. 

@Lionel Henderson A more cost effective route may be to get a Transaction Coordinator. 

To effectively use the BRRRR strategy, the property will generally have to be fairly distressed in order to force equity and may not be eligible for conventional financing. 

If you don't like how they operate, no harm no foul, move on and find a company that suits your needs.