First off, I want to give a new update: The water company is coming tomorrow to replace our meter.

I viewed the property the other day and am going to make an offer tomorrow

ah yes indeed, i was thinking it was tomorrow but thanks for the heads up and I'll be there! 

Heading over tomorrow to evaluate all this and my gut is to help her break the lease as I'm concerned she is not taking care of the unit but I also want to and need to address all the new issues to protect the house.

Created a test account on LOB.com, played around a bit, but appears to be more a framework than an off the shelf system I can use to send letters to tenants tomorrow.

You can do this today or tomorrow and have an answer within a day or two.When you get a first call from a seller you have to remember that it's just information gathering. 

I'm going to my first REIA meeting tomorrow.

Instead, the property is being listed "as is" and there is an open house tomorrow afternoon for anyone willing to make a cash offer. 

I’m posting this comment so I remember to answer all of your questions tomorrow when I’m on my laptop rather than my phone. :)

Here is the page for the meetup tomorrow, March 4th:https://www.biggerpockets.com/forums/521/topics/812302-utah-county-meetup-march?