I do have typical qualifications of credit score and annual income, and qualification is for each applicant 18+ years of age unless they are an other-occupant dependent of applicant (first page of signed tax return showing dependents listed is ok for proof).   

Above all else - L&I has pretty much erased all evidence of the mix up from their online database and in turn ... the only proof I have of this ordeal are the 2 certified letters notifying me of the violations and past due bills 1.) can I recoup my money?

Take a video of them entering as proof and change the locks on the garage door. 

I have a relative that has a lump sum of money but no proof of income.

[Note: only way I see to make reasonable return is with mobile homes and that presents all sorts of new challenges in this area]I won't say that the area is recession-proof, but a lot of big investment is going on in the area with large companies pouring in the money.

If you say that you're a cash buyer, you will need to be prepared to provide a Proof of Funds, which is a bank statement (or similar) indicating that you have the cash available and in your control.

Proof of ability to pay will be required upfront.2.

@Frank Wong I am glad you mentioned how the BRRRR is not a full proof strategy.

nice looks tornado proof and bullet proof

Scott that was about recession-proof investing.