I'd be shopping for a new PM.You could use Homeaway.com to manage bookings and collect payments then line up your own cleaner and handyman and fire your expensive PM company.You might also find someone who is local to your rental that is already on Homeaway.com and see if you could work out a deal where they run the homeaway rental for you and then you could be totally hands off.

if i do 30 years then all numbers work out!!

They want a ton more work out of an agent than John and Jane Doe home buyer...

If the family member wants their money back with their return in a shorter period of time, then you'll need to work out exactly what terms they'll be willing to accept.

I have called up to talk to the workout department and had to hold on the line while faxing a POA in. 

Even if the homeowner that was foreclosed on didn't intentionally damage the property upon leaving, you have to consider that if they didn't have the money to pay their mortgage (which is why they lost the house), then they didn't have money for routine maintenance and repairs either.

The net sale amount is computed by taking your gross sale price of $215,000 and then subtracting your routine and permissible selling expenses, which generally include your broker's commission, owner's title insurance premium, escrow/closing attorney fees, recording fees, exchange fees, etc.  

I am also in Everett it seems to me there are deals that work out on some multi family's in Everett and lake Stevens.

The landlords before us didn't have a clue about management and routine maintenance.

If on the other hand you need more time to work out the kinks with renting it, or you find you don't like being a landlord, you could either keep it without a mortgage or sell it a profit (if you bought below market; and you clear it with your parents who presumably sold to you below market to hold and not to flip).