Regarding how to save your cash for a short duration (1 yr), I'd strongly suggest not investing it in the market (even ETF's, bonds, etc).  

Millennia ago I moved overseas and stupidly closed all my credit cards and accounts so that later, 3.5 years ago actually, when I bought an investment property back in the US, I had zero credit history.I just discovered today that my lender has not been reporting to any of the 3 credit reporting agencies for the duration of that loan which I have carefully paid on time, every time.  

I think you have to honor the Month to month for 30 or 60 days before changing since that is the term duration of a month to month. 

You (hopefully) are going to deal with that PM for the duration of the time you have that property.  

acknowledge that party named on lease has changed to person X while leaving all other aspects of the lease unchanged (especially remaining duration).Curious: the lease my property manager uses has "my" name on it.

I see a few reasons the cash flow on this is likely negative:20 year loan increases the expenses4% is not a good rate, esp for a 20 year duration.  

Sellers will find it difficult to find a buyer willing to pay enough to turn a profit under these falling price markets, and units will probably sit on the market for sale for longer durations with the current owners simply choosing to ride it out and keep renting the units for a few years until the market recovers.The good news is that if you believe interest rates will drop in the medium term, then you can take advantage of home prices that are dropping and buy more units, and then refinance in a year or two after rates have dropped. 

Using this money to take a distressed deal down and refinancing it may make sense, but I can't see using that money long-term.Have they indicated what the loan duration will be and when the bullet will occur?

IRR, duration, types of assets, their experience investing, etc.

Property location: Tampa FLInvestor location: Irvine CAPurchase price + rehab + holding: $120,000Net selling price (after sale expenses): $143,000Invested amount: $12,500Net profit: $19,650ROI: 163%Duration 3 monthsPurchase date: 3/24/15Closing date 6/26/15AFTERBEFORE