The seller has given us a Notice to Perform, which means I have 3 days to drop all contingencies if I want to move forward with the house.

It appears that the affidavit of Heirship is not going to be able to be performed due to some missing pieces.

It is unclear how this added inventory of new housing will affect the existing stock.I think that Ogden will out-perform the Wasatch front outside of the immediate Salt Lake area.  

We are expanding to Richmond, VA and I have a few questions:***In VA, do I, personally, need my real estate license to perform property management services?

She had been working as a waitress so I estimate the unemployment boost probably tripled her usual income.

While our markets are high in VA right now, we can achieve way close to the 1% rule than that - especially in a poor performing school district. 

Being IT background myself I would have separated / sub-netted each floor for performance and security but that may be overkill in this instance.

To perform a 1031 exchange, you must use the profits from the sale of one of your properties to purchase another property (or properties) of equal or greater value within 180 days or before the due date of your taxes, whichever comes first.Partner With Other Real Estate Investors: To lessen your financial burden, you can partner with other real estate investors.

It's still considered a 2 unit but the question is, if I can somehow add another small bedroom to the efficiency, making it a 2 bedroom, would that boost ARV?

Honestly, I'm not convinced you're going to get the sellers to drop from $215K to $160K, but if you can, you'd probably be better off wholesaling this deal to a more experienced local investor and then shadowing them as they perform the renovation and resale!