i didn't read your whole post (pressed for time), but i agree.

ive been talking to this seller, and im trying to build rapport with her, and here are some of the results of our conversation. I think that i may have a deal with this one, i am in South Florida, and i dont have a me...

There's a lot of bad press regarding hard money lenders out there (and for good reason).

You're going to be hard pressed to keep it rented continuously. 

Did you run into a pressing need for immediate funding and a future purchases?

I think most people here are going to be hard-pressed to tell you what YOU should do with this property, as without a plan, you can't provide enough information.As for what I'd do with the property...

The appreciation in SLC over the past 4 years has been so great (nearly anything on the East Bench and so much else) and that's a great situation to be in, but the dislike of land lording isn't.  

hello, as a seattle investor i caution you to invest in this market right now if cash flow is your strategy. you will be hard pressed to find anything that cashflows that is in an area that makes sense and has a quality tenant base. you may do good on appreciation over the next year or so, but a correction is looming and seattle is a highly cyclical makers, the highs are  high but the lows are low. also, as stated above many times, seattle is on of the most tenant friendly cities putting an addition burden on investors/landlords.

A great place to get an idea would be the Detroit Free Press or the Detroit News. 

They don't want the bad press and since they lien the property they know they will, most likely, be able to collect when the property is sold.Electric and gas utilities are provided by private companies.