Here's the info: (I copied and pasted)10 units2bed/1ba- Full rehab need so be prepared for work but it's has great rental potential-Section 8 will bring 650 a unit, will bring in 6500 a month and 78,000 a year-I have a contractor that can completely rehab them for 9k a unit.- 90,000 in repair, but you will be getting a practically brand new 10 unit apartment for a little over 100k with an annual cash flow of 78,000.

After this past year, I've been able to save enough to get started. 

It shows your brain is functioning properly now, and with repeated offers and purchases, your cortex will remember past experiences and now it will be able to compare your 2nd, 3rd and 4th purchases against previous ones.

But now the cap rates and ROI are so low on both single family and small multiunits (as well as apartment complexes) that there is really no point in sinking your limited capital into a property that is going to cost you money each month.All that said, you could look to Olympia (prices much lower) and even out to Aberdeen/Hoquiam area where cash flow is solid (even though the market has gotten wildly hot out there, too in the past 4 years).

I've had a number of listings in the past with multiple offers and all had escalation clauses, and both buyers and their agents seem to have an impression that by saying they're willing to pay more for a house without actually offering more for the house that their offer justifies acceptance from a seller. 

Over the past couple years I have been looking at SF and MF houses online and evaluating the deals so that when I’m able to make the purchase I can quickly see if the property is a good deal and put my offer in.

I've had a bit of luck going that route in the past, in a similar situation as the one you described.

New apartment buildings have ADA compliance, and if you go past the trip point in an apartment renovation, you can be required to comply.

It would be great to share some creative methods that have been advantageous in the past!

Big fan of the fix and flip strategy - had some success in the past and would do even more.