He wants to buy the land for under $2.00 per square foot.

Best,Larry FInvestor Washington

I have plenty of Washington DC & Northern VA buyer! 

About three years in, he had some money troubles and fell behind on rent, but then pulled himself up and squared up.  

I'm looking at rehabbing a legal 4-unit on the north side of Chicago in a class A neighborhood (Lincoln Square / Ravenswood) and the top floor rear egress is in a bedroom, making the bedroom not a legal bedroom but, rather, an "office" or a "den".

The repairs would be 20k higher to flip. ( new windows kitchen rehab etc) Rents just are not that high in this area Spokane Wa Its a very large house 3000 sq ft.

-tvs https://www.tenantverification.com/  tvs was the service I'd use to run credit/criminal/eviction checks on prospective tenantsas for the others, a I would track a lot on spreadsheets or databases I keep. for estimating area rents, I wrote an script to pull all of the rent info for my area, parse it all by city/town and in some cases neighborhood name, then use the data on rent, square footage, and number of bedrooms to generate averages and watch trends in the rates for each area. 

Sometimes i'll sell my note because there are things that I know about the asset or the loan that cause me concern like, there is a toxic DDT landfill on the property or, the 4,000 square foot addition to the property wasn't permitted or, there is no certificate of occupancy or, there was a meth lab in the home or, there is a HUGE senior lien in front of me or, there is so much deferred maintenance that I couldn't ever expect to get my money back or, the well is dry and the cost of $20,000 to drill a new well is prohibitive or, there is an incurable defect, or there are huge property taxes or any number of a million other reasons why I'm willing to sell my note and get out of it by passing the nightmare on to another investor.Moral of the story is, unless you are buying in bulk and have the relationships and track record to support it and unless you have the capital and time and stomach to roll with the punches, a single note purchase might be biting off more than you can chew.

Any recommendations for training websites to take WA real estate license.

In WA state, we have to pay excise transfer taxes equal to 1.58% to 1.87% for every title transfer, even if it's for 2 seconds.