Maybe I should take a closer look at Vegas and at least see how it compares with the data I've put together. 

You'll also want to do some research as to how your unit compares to all the other units in the area.

Probably an excess contribution under 4973, but those are very lightly penalized compared to PT's.

I was thinking of serving an unconditional notice to vacate with HOA letters & prior violations attached - but, since Aug rent is paid, allow till Sept end to move out, provided he pays Sept rent and vacates on time, in move-in condition?   

This also means you will have to pay a higher rate and or cost/points due to it now being an investment property instead of just refinancing this property as a primary residence prior to leaving.This is a mortgage planning tip if you plan to bob and weave in and out of the mortgage lending products ethically while utilizing them to maximum efficiency.

Comparing 5 Series to 1 regular LLC strikes me as a loaded comparison. 

need help to make sure i have the right steps ( basic format) -find cash buyers & their criteria -drive for dollars , organize info into my laptop-find comparable prices to what its ARV could be - call the owners & pray that they are motivated & find out if they owe anything - find a contractor to help me estimate the rehab costs -offer -pray that they sign -go to title company ( & say what?

At Closing, your Title Company will verify that the Private Lender's funds are on deposit (likely wired) prior to any document signing or any money changing hands. 

I think when once you know what you really want go from there.What are the surrounding properties comparable to your's going to rent for?

For instance, in Washington DC for example, many times tenants are required to get first right of refusal prior to the sale of their rental.