Go over and take your own photo's of damage including the yard and grass. 

I also expect interest rates to rise some more in the short term as the fed has made clear that they are not done raising rates. so what sort of return do you expect to achieve with the money extracted?  

The Fed is increasing rates, and will continue to do so, leading to increase loans rates.

There are a handful of states that have 0 capital gains tax, and it seems WA may have some exclusions for RE (confirm with a specialist); however, state level tax is smaller than fed level.

The backyard was a dirt pile, added a new large patio and landscaping, all new grass.

They are in a private community, with grass, a gazebo, stainless steel appliances... needless to say, they're in a desirable location and anybody would love them.

The grass just looks greener on the other side.

I know I've personally found that while it is quite difficult to make the decision to pivot, once I did it was amazing and the grass was actually greener.Chicago is a great market with lots of opportunities so I look forward to working together in the future!

Others were so fed up they just wanted the property out of their name.In either case, the terms of the agreement make or break the deal.Just remember, your terms are not based on what a standard contract states, but on what the buyer and seller agree to.

I use a CPA for State & Fed filings where I perform the monthly accounting and provide the PnL and Balance Sheet data for inputs.