RCW59.18.260 ...No deposit may be collected by a landlord unless the rental agreement is in writing and a written checklist or statement specifically describing the condition and cleanliness of or existing damages to the premises...Return it quickly to avoid any further action from them that could cause you more grief. 

Still waiting for his email describing in detailed options and pricing.

Based on what you're describing, I think your going-in criteria is definitely something that is strong *however* your goals may not match what current market reality is.When you say $3200/month payment - do you mean $3200/month before or after accounting for potential future rental income from your tenants in the other units? 

Those entities you describe are shielded and independent, whatever that means, and should be protected.

Most people who talk about SoCal find that there is no way to cash flow properties as you describe, so i am curious what you have figured out that no one else has.

I think I decided to go with the approach you're describing.

The technique you describe is a terrible choice!

I’ll attach a link to a page that describes this in detail as there’s some things to note. https://www.realtymogul.com/knowledge-center/article/what-is...3) who’s your ideal tenant?

What you are describing is "buying" rather than "investing".

Your math is off, it's much more complicated then that, but the idea described by @Dave Foster can basically accomplish what you want.