All of the responses above are correct.  

It is common to do what you want to do, but your lawyer is correct.

Correction, the lender said it happens approx. 5 times a year.   

Its well worth it,  and they also offer frequent training,   attorney-reviewed rental forms that are correct and legal for seattle, etc.,  as well as organized and effective local advocacy.   

Also, you're assuming that your ARV is correct, that you'll be able to make 30%, and your rehab estimate is correct.

When you do so, the investment property doesn't cashflow. is this correct?

Correct if I'm wrong.

The one company I had out told me the hole was too big too repair and that I needed to replace the whole countertop to do it correctly but after doing some googling I have found there may be ways to repair it.

Also, I understand the process as follows:1) purchase lien2) the township does the work to colllect the debt 3) once debt is paid, I get paid the interest (pro-rated)Is this correct? 

I see hard money people advertising 10% - and I expect even the equities to do that over the next 10-18 months before a plateau or correction.