I am anticipating a meaningful profit on a residential rental property sale in a year or so (the sale is contingent on certain zoning changes the buyer should be able to achieve). I purchased the property in 2002.- I ...

Standard where I am is 10% plus a small bonus when they find new tenants.This doesn't look like a great deal from the outset as it violates the 1% rule.  

If you're going to flip the property, then the attractiveness of the home would come more into play, as well as it's features compared to the competition of other homes in the area (as you mentioned, lack of curb appeal, lake frontage, size, inconvenient commute).

Union Savings acts more like a bank, so those items come into play.

Wish my crystal ball was working just to see how this will play out so i know how to handle it! 

I have lived, played, and invested in many, many neighborhoods in this city. 

Play around with the calculators here on BP.https://www.biggerpockets.com/buy-and-hold-calcula...

I am focusing on wholesaling multi-family Class B & C properties, in c+ areas, no war zones, between 5 and 50 units, with a value play to them like high vacancies, deferred maintenance, improved management, repositioning, or rehab in Western WA.

That allowed me to dodge being punished by capital gains tax and walk away with a nice amount to play with.  

I heard this on a podcast and is something to consider if you are playing the long game. 3.