@Barbara Brown  controlling the deal and access to MLS for deal analysis:I can physically look at comp properties any time by notifying the listing agent.I can physically look at potential deal any time by notifying the listing agent.I can run complex analysis in MLSI can cut out the third party when negotiating a dealI can save 3% on every deal I sell...the list goes on, but I think the simple answer is that there really is not a downside to being licensed.

Employment is pretty good with the port, the military base, and proximity to Seattle. 

I've done (as in paid for not physically done) many roofs and never spent $20,000. 

The one I rented was almost the same physical size as the one I had (A HD one I used to use to pump out the spa) but it came with a 1.5" hose and it would shoot a jet of water out of that hose. 

Those are both considered promising areas, some spots within the areas are probably better than others, so I'd be really careful with comps and find ones as physically close to property as possible, and/or drive or (better yet) walk the areas and get to know what's what if you haven't already.

Sometimes its economics and other times its physical or a combination of both.

I am able to purchase a monthly subscription so I can access all records online, but I would rather physically go there to familiarize my self with the available records first. 

The physical and visual structure of the website (conversion elements) play a huge role.

About the time my eldest was in last year of Simpson Elementary, another prestigious private school (Wesleyan) campus was relocated to close proximity to our house.  

I'm actually no longer in the area physically, so REIA's are a bit of a challenge now.I've done comparisons for properties on Craigslist, Hotpads, Rentometer and previous history.