What strategy are you going after and what are your long term goals?

On your end you need to review and identify what the cause is specifically...if there's nothing in the lease to specifically point to then it's harder but I would still impress upon the tenant that he stops whatever is causing this or he moves out. 

However your returns are probably even lower if you factor in upcoming major expenses like an hvac or roof replacement.It really depends on your goals. 

Their whole goal is to buy your house cheap enough so that they can then turn and sell the Contract to an investor for a mark up. 

I’m having a hard time deciding if I should move forward with the deal or keep renting (currently paying $2200/mo in an apartment, we would have to pay $4k to terminate lease early).

Beautiful city, near the coast and mountains, a ton of businesses moving into the area, large demand for property, etc etc.

I'm really considering having a "family member move in."

The plan is to come in and improve the NOI over the next 12-24 months then implement a strategic cash out refinance and move to long term permanent agency debt.

I will run an ozone machine in there if they move out.  

My goal is to close one land deal and one single-family home deal per monthI'm looking to connect with fellow wholesalers and investors within the Seattle area.