I would suggest looking for some local meetups so that you can get specific information about what is working for investors in the Spokane market. 

To your point, I am finding it hard to"fit in" to the equation but appreciate your suggestions!

Does anyone local to Memphis know what the going rate for simple repairs like that should be? 

Many Cleveland investors are comfortable with cash flow between $100–$300 per door, depending on the property and location.Given that the purchase price is $123,000, it suggests the property might not be in the best neighborhood, as Cleveland’s more desirable areas typically command higher prices.

Thanks for everyone’s suggestions I guess I am a bit ahead of the times.

Anyone know what this could be worth with a simple cosmetic renovation?

It's pretty simple.

The trust preparer suggested we put our rental properties into the trust as they are currently owned personally. 

I like one of the suggestions that bryan had in terms of buying and renting all three units out. 

I do suggest putting the asset in the app ASAP to lower the audit risk.You can meet Substantially all participation tests (test no 2).