So I have no tax incentive for a 529 but several years ago after exhaustive research I settled on Utah's program.  

Btw the place is less than an hour away.

Between negotiating with the bank, squatters, the homeowner and other various companies I was exhausted, but I did not let it overcome me.

As @Arlen Chou said, big money can be made here and if you have the ability to play here, you should exhaust every option available to you to try and make it work. 

Install a good quality exhaust fan in the bathroom and teach the tenants to use it.

I've never gotten a desktop appraisal, but you should be able to get this done cheaper than an a full appraisal.

John-A "no inspection contingency" will have more power than an offer with a "inspection contingency".

Garbage in....garbage out.At the end of the day it is pretty simple to hedge certain risks and it is pretty easy to spot something that is more risky than an alternative investment.

Any advice would be greatly appreciated.426.530 Right of redemption -- Manner of redeeming -- Purchaser to receive writ of possession and deed. (1) If real property sold in pursuance of a judgment or order of a court, other than an execution, does not bring two-thirds (2/3) of its appraised value, the defendant and his or her representatives may redeem it within six (6) months from the day of sale, by paying the original purchase money and ten percent (10%) per annum interest thereon, and any reasonable costs incurred by the purchaser after the sale for maintenance or repair of the property, including but not limited to utility expenses, insurance, association fees, taxes, and the costs to conform the property to the minimum standards of local nuisance code provisions and other local ordinances as authorized in KRS 65.8801 to 65.8839. (2) The defendant shall pay the redemption money to the clerk of the court in which the judgment was rendered or the order of sale was made.

It's still better than an individual.Now, Matthew, you seem to have the experience.