I feel like the BP meet-up has many "mover and shaker" investors and Travis and Tiffany are awesome.  

I am looking for a reliable quality general contractor in the Tacoma area who has background in foundation issues.

I don't know AZ landlord/tenant laws, however this approach is very pragmatic:On the day you do your lockout, be ready to execute this plan:1) Your or your trusted rep meets sheriff or equivalent at date and time of lockout 2) Do a videotape of each room and make written notes as to contents, valuables (if any), debris and damage3) While you remain inside the property (important) your locksmith changes locks and secures4) Your "student mover" types move contents for further sorting and inventory anything of value. 5) You may wish to have portable storage (PODS) delivered for large item storage and then moved offsite.The main objective of this is to plan out in advance so that your rental is not held hostage while your rent-stealing tenants get their act together.

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Bear in mind this is in CT though and NOT NJ, the seller wanted to back out a day before closing, her attorney politely informed her that if she haulted the sale she could and would be sued for the commissions of agents and brokers, the closing attorneys, and compensating the buyers (who became "homeless" two days before closing) paying their movers and paying to put them back into an apartment.

Whatever money in that scenario should go either to the new landlord(or movers etc.) or be paid to him after he is out.

And definitely not a lot of Value-Add opportunities, I'm looking in the outlying areas: Tacoma, Tri-Cities, Everett, Spokane, my take on this is once you start seeing articles about where a great place to invest in in the papers, it's already too late.  

There are a couple flippers in your area that you could also consider connecting with, @Ryland Taniguchi does a good amount of flipping in the Tacoma area as well as working with private money investors, you can also try contacting @Albert Bui if you have questions about conventional financing in the South Sound region.

I'm a new investor also working on getting started in multifamily buy-and-hold investing, mostly looking in Tacoma for my first property.

I am a new real estate investor in Tacoma, WA.