Should I just buy home warranty and let the tenants call the company for issues they run into?

It's a civil arrest warrant.  I

Furthermore, we researched the nail requirements with the roofing manufacturer and indeed a hot dipped nail is required, No warranty claim can now be filed. 

That's nice getting some validation regardingthe number ranges.

I think you need legal advice on this, but if the seller has a valid, enforceable court order for eviction, I'd insist that he executes it and extend the contract to give him time to do so. 

There are a lot of valid points here. 

Then verify the landlord owns the property in question and has a valid written lease and proof of receipt of past rent. 

The formula, however, is still valid for getting a relatively good number - at least to start with.

Can someone send me a valid Washington state purchase and sales agreement contract that I can use to get properties under contract?

Just make sure your books are clean and that each series operates independently.In terms of transferring the properties, you'll need a title company/attorney to draft warranty deeds transferring title of each property to the new series child created for that property.