If your requested rent does not include utilities, the HA will guesstimate the utility expense based on many things such as the age, size, number of exposed walls, heat source, appliances, household size,       etc.  

After 4 years now I am glad we went that route, the ceiling was exposed when we bought it so it was an easy rewire for the basement. 

A condo conversion will cost a lot in both time and money, arguably more than rehabbing units.A condo conversion can create issues with your current lender, as you noted.A condo conversion exposes you to a different kind of lending risk. 

In that way they are not 100% exposed with the property financing the whole thing.If you have a nice listing the property shouldn't need an offer like this one to get closed. 

The coils and the fans.If it's a bad smell, pull flooring to expose subfloor and spray paint everything with shellac primer.

Who ever "prepared" the house for auction took the tarp off exposing the large hole to the elements.

You are putting all your eggs in one basket and in my opinion have exposed your money to higher risks because there is no diversification.

If you're not getting a lot of interest or traffic, I would guess that you're probably overpriced.If this were in a smaller market with less investor presence, you could argue that the MLS isn't the best way to expose your properties to investors, but in Las Vegas, I would think it would be.The other option is to find the agents who are representing large institutional investors and approach them directly.

Going with a realtor can be beneficial as it will expose your listing to more people via the MLS, the agent may already know someone who might be a great buyer, and the agent can field the "showing" calls and handle all the other elements of the sale.

As to liability, any investor in any transaction or related to a transaction or who facilitates any type of transaction accept in RE is exposed to some degree of liability.