., general conditions, general requirements, fees, bonds, etc.) are line items costs before the single digit markup is applied.  

So I will really rely on past work, referrals, licenses, insurance bonds, etc until I can get a solid team.  

I qualify as a foreclosure consultant under the law here in OR  IE I am a licensed mortgage banker.. however the laws have way more teeth than just that.. in our state the equity is protected and must be shared. that right there makes most pre foreclosures a non starter from an investor stand point. and a quick way to get into problems .. the OP will be wise to freshen up on the laws .. and not just trust someone.

Real estate, stocks, bonds, businesses, etc.  

The only thing more passive than what you have now would be selling them and buying into passive securities like stocks, bonds, REITs, private placements, syndications, etc., but then you are likely paying taxes (unless it is a DST, TICK, or some other security designed to avoid taxes) and definitely giving up control.

I would like to find something easy to cut my teeth on.

Nobody has ever spent or saved a "%"...you spend and save actual "$$$".If you were investing in stocks and bonds I would say use "%", but you're not.  

Trying to cut your teeth on a "cheap" sec 8 property in a warzone is more likely to ruin the experience and drain you than it is to get you rich.

General contractor is available in Washington state and is licensed and bonded to do your fix and flips!  

If you do find "licensed, bonded and insured" contractors that are willing to work for nothing!