Additionally, ensure that all necessary notices for filing an eviction have been posted and properly documented in your records.

@Nathan Harden- agree about OH ....I went to school at Miami U and lived in columbus area for a few yrs  ...many friends that still live there ......I live in Seattle proper ( near  Magnusson Park ...also  own  2  properties in Mason County ......father in law lives on  close to 10 acres close to downtwon Medina so we will be dealing with  figuring out the  best thing to do with this  as he gets  older ( he is  83 now) ...stay in touch

An option is an encumbrance, buy the property subject to the option at a lower price, if the optionee buys, you sell, if not, you still win.A deed in lieu of foreclosure can be had after the note is purchased at a discount.You can buy the note at a discount and have the owner refinance, same with installment contracts. 

Any recommendations on a CPA who is familiar with taxes regarding hawaii real estate investments in addition to S-corp, LLCs, and backdoor roth contributions (i.e. properly filing form 8606)?  

The agreement is contingent upon the buyer securing financing which I was not able to do and have provided a denial letter.The seller is requesting money for damages because the appraisal came in at the purchase price but needed a heat installed in the kitchen which the seller agreed to install (Not in writing).

BUTTTT there is sooooo mcuh garbage out there that you'll have to sift through to find the gold and then you have to learn it, put it in proper order, THENNNN take action. 

If your exchange is not done properly or your funds are not safe you are going to kick yourself for trying to save $500. 

We still end up doing a few things like upgrading appliances or installing recessed LED lighting and dimmer switches and other life-style upgrades to attract top-notch tenants. 

That really isn't good enough in our opinion.Another option for you is if your property is in a realtively safe area, to install a wi-fi connected smart lock.

Consider different strategies like mid and short term rentals as I believe the Portland area would allow for success in both (although I have heard Portland proper is tough on STRs).Best of luck!