The largest employers in the area are government.

I would suggest using the same CPA [a good one is hard to find like all professionals] and use a state specific attorney and then a city specific property manager.I believe most government agencies [HUD, HomePath, etc] "require" at least living in the property for one year to qualify as owner occupied.

I can say that in my area buying distreesed property from the government is more trouble than it is worth in most cases.

Lenders, independent loan and appraisal compliance companies and government agencies all review appraisals, in larger offices you'll have appraisers doing the review when certifications are required.

In addition to sales and marketing skills, you'll want to build a team of professionals that you can rely on (title, escrow, appraisers, inspectors, contractors) as well as contact as the government agencies you will occassionally visit.

There are no good wholesale deals.Washington is not Landlord friendlyThere is also talks from inside government of passing rent control in the Puget Sound area.

So I guess my new plan, William, will be to make as little as possible so the government won't spend as much :).....isn't that how if works?...

First, learn the landlord-tenant laws applicable to the jurisdiction that governs your rental property.

Your attitude is what governs your true purpose, which cause or mission you choose in what you do and why you do it.

Bill Gulley - Thanks again for reminding us about how much the government likes to tell us what to do.