I think that what you're looking for is extremely achievable here, at a minimum.

We've found little blue fentanyl pills (extremly addictive and deadly) in cracks in the floors and in "out of reach" places they had fallen.

if there is deferred maintenance it will eat up all cash flow for years and years.2. if "offers are due Sunday" it sounds like this is a multiple offer situation, in which it seems extremely unlikely they'd accept an offer below asking... in multiple offer situations the price typically goes above asking. 

I am extremely interested in assuming a mortgage, seems like a way to have a cash flowing monster after you move out of the property. 

However, the smell of pet urine is extremely bad and the floors have been saturated.  

I know this is not your "typical" reason to refinance, however, I am wondering what you all think about using that equity on a home purchase as buying a home right now is extremely important to us not only for just having a home, but also prices will not come down for quite some time with our housing shortage.  

Location is 1.7 miles from the beach, also extremely desirable whether it is annual or short term tenants.

I co host around 100 properties in Utah and have used VAs who are not as capable and some who are extremely capable (depending on your budget).

@Mike TashmanOK - a couple reactions - cash flow is extremely difficult right now without a creative strategy. 

Also, PPC leads have been extremely profitable as well.