Hi Sally - Welcome.If you are considering investing in residential real estate in WA,  be aware that there are major changes coming in state law,  almost certainly including 'just cause' eviction rules (HB2453) this session,   and possibly also statewide rent control (HB2779) (less likely this session,  but IMO very likely in the medium/long term unfortunately)  that both if passed will substantially or even dramatically affect the level of risk, business model, and other aspects of owning and operating rental property.   

The rental manager threw tenant in the building at cheap or no rent last minute and I have no idea why someone would be so stupid on a residential property that has no bearing on rented or un-rented units.

It is zoned mixed use - residential & commercial.

I like the idea of long-term investments in residential properties.

Some contracts have enhanced death benefits with fancy features for an additional cost.  

In some states property managers are required to get their CPM (Certified Property Manager) or ARM (Accredited Residential Manager) certifications.

They have a residential side too depending on what you need

Strategy right now is to place 50% of the cash on syndicates focusing on class B/C residential assets and another 50% of cash on single family homes with 70-75% leverage.  

I love what the LLC brings to the table in terms of protection, however I hear banks dont loan to LLC's  for residential projects.

The unit is on the 3rd floor of a residential building.