:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Can you go to the utility companies, show them that you own the property and "ask" if the power, water, gas are on and if so under what name?

Typically these are not "taught" but lessons learned from experience. 

I have found other wonderful sources for the same kind of capital for use of gap funding, rehab funds, working capital etc who I have utilized with great success now.In short, they're not a scam, but I wouldn't recommend the program either.

This is typically seen in larger transactions with bigger check sizes but is also complicated to originate because an intercreditor agreement will be required by your lender.

Does anyone in the Seattle are have the process for converting the single utilities into two? 

Utilities, is a big one(5k yearly). 

Looks like you're in great company, your dad may be able to help you avoid some of the typical stumbling blocks that new investors encounter. 

For your next real estate ventures, think about utilizing your primary home as collateral for more loans or as a means of renting out rooms.

Regarding the $26K in rental losses, if you sell the property without utilizing those losses against other income, they could indeed go unused, resulting in no tax benefit.