If what you found is an exception to all of what I said usually comes with this type of property, a consistent 9% ROI is better than you can do in a lot of other investments.

Then you let it fall into foreclosure.IIRC there is some exception, but I don't recall the details.  

If not, I'd not be saying anything except as to keeping it out of the garage, if it's a garage that can be secured.

I did all of the work except the actual house move. 

Don't simply hire the cheap guy.Realtor - An exceptional real estate agent is fundamental in your investing career.

I have purchased every single home I own except for my most recent primary using hard money zero down. 

I don't have any specific advice for you, except to suggest you do a search of BP for property management.

It is much easier to evict using our "no cause" option, which we are lucky to have in Washington State (with the exception of Seattle).  

Or should I just create a one page, summarize that the lease stands the same as last year except the date of the lease and the rent increase?

Dining room is pretty open to the living room beyond, through some nice cased built-in bookshelves...so opening the kitchen up also would mean that the whole house except for the bedrooms & hallway would be sort of one connected space.I am trying to rehab the house in the spirit of its 1920s design, and to make major changes only when they produce a real, indisputable improvement.