3 - Are you saying you'll be eating a negative CF of 600/month...for 9 months? 

Two things to remember, people have to eat and have a place to live.

Admittedly, you may have to eat a deficit on the prorated rent for the month of closing, but that is not uncommon in these situations, and, in the grand scheme of things, you're more concerned with what they owe you for current rent after you own the building.

Yes, I eat sleap and breath investments here in NoCO.  

When I started investing in RE, negative cash flow would have effected the type of food I could eat (I would not have starved, but a lot more rice and beans than I desire).  

It's currently rented out but i'm having to eat the taxes and HOA costs (almost $1200/month). 

It’s from tenants that want their cake and to eat it too... a free ride on $15k owed.The eviction on your record is the last thing you should be worried about. 

Also, the Government has put a moratorium on evictions, so Landlords are stuck eating the loss. 

That's another ~$4k+ of closing costs that you have to eat down the road.

I may also consider listing on FB and Cozy for a couple days to see what interest I get before going to Zillow but realistically $10/week is a small cost of doing business and should not eat into your margins in any significant way.