And if you are making a "high cost loan", appraisal and inspection are mandatory, not optional under CFPB.I automate the process, so with the proper info I can turn around a set of closing docs in 48 hours.

Is it considered a full real estate transaction, or paired down to only? 

When I started my first business I approached many potential clients with a question about what they would do differently if they started a business now... the conversation always turned to what I was planning, and it was an easy soft sell usually turning into a commitment to engage in service.Then seek guidance from the local SCORE chapter, or chamber of commerce to setup the business and get the proper licensing/certifications/etc.

Both are Washington State specific landlord associations and have all the proper leases, along with many other resources available.  

My question, is it proper protocol to contact the tenant directly or only do so through the PM? 

So the story began, writing business plans, building websites, buying domain names and doing photo shoot etc, all the while, without proper use of my hands, legs.

I would contact your agent and make sure it Is properly insured.

I will say that it's harder to set up your own system... so make sure you partner with someone who has done that before who can help for the first time or two so you know what pitfalls to look out for and learn how to pick the right market, set up your team and properly set up your systems (team being the most critical part). 

You would be well served to check in with the HOA on proper replacement.

i took your advice (mostly) and got my third pair of Timberland Pit Boss boots.