My plan is to let that sit and continue to let it pay for itself..

@Alex Shaughnessy, a month to month lease continues for each month period until terminated with a 30 day notice (or potentially 60 day notice by landlord in certain instances). 

I have continued with semi-gloss and the tenant can deal with it.

The other way is to just create your own audience using your own parameters -- I continue to experiment with this. 

I play in Box Elder and Weber and Buy and Hold, I think it has worked out fine for me, need to remember you make money on the purchase...so you have to be careful make sure the numbers work with the rents in the market.

The other part of me is questioning if I should wait 9 months, save up some more money and continue learning as much as possible to see if the housing market softens up to get into a better deal. 

Slippery slope when agents egos get in the way and they try to play God..  

Your best option is to continue working with your lawyer, the fewer the number of outside partied involved in a situation like this the better.

For years I have played around with the idea of investing in single and multi-family homes.

As housing investors, what roles do you play in solving this issue?