Consumer advocacy is very important to us and that is why we do our best to expose apparent scams and interview people so the other investors can hear their first-hand accounts and protect themselves against bad actors. 

BTW, the old cases that I'm not seeing show up were NOT withdrawn, went all the way to paperwork to have the marshal remove them, and in one case, there was a judgement against the tenant for malicious vandalism.Anyone know what's going on here? 

They are wrong, but it may not be malicious. 

They are quoting: RCW 59.18.900 Severability—1973 1st ex.s. c 207.If any provision of this chapter, or its application to any person or circumstance is held invalid, the remainder of the act, or its application to other persons or circumstances, is not affected.This is what I would send themRCW 59.18.200 Tenancy from month to month or for rental period—Termination—Armed forces exception—Exclusion of children—Conversion to condominium—Notice.(1)(a) When premises are rented for an indefinite time, with monthly or other periodic rent reserved, such tenancy shall be construed to be a tenancy from month to month, or from period to period on which rent is payable, and shall be terminated by written notice of twenty days or more, preceding the end of any of the months or periods of tenancy, given by either party to the other.Unless they are in the armed forces and deployed,  they only need to give you a 20 day notice from the end of their lease. 

Nothing malicious. 

I’ve been a full time Ph.D cancer research scientist at a biotech company for the past decade, part-time licensed real estate agent since 2015 (~$8M transaction volume), and part-time commercial actor.

I mostly rely on my own research and experience to get local cap-rates for my target markets, but getting official data-points from actors in the market who actually underwrite deals is probably going to be the most accurate.I'm going to put that on my checklist for market evaluations.

@Barbra Thebenyane, any chance you have any information left on these bad actors?

The tenant can't repair at the landlord's expense if the condition was caused by a deliberate or negligent act or omission of the tenant, his or her family, or persons on the premises with the tenant's permission. 

My aspirations is to have enough high quality turn key properties within this year that can generate good cash flow, I just don't want to over pay, get screwed by malicious, fast talking people so I'm doing my due diligence work by reaching out to the good folks here in BP.