It has been extremely hot for the past 2 months in Portland area.The HVAC guy who I trust said the HVAC portion was working ok and ducting work appeared ok too. 

Court (which is probably like traffic court with lots of people being called up).

If you type the @ symbol, then type a space and the person's first two letters a drop down will appear for you to select.  

However  there is a hidden gem in rev proc 2008-16 that was missed earlier and that is that if you adhere to it prescriptively you really need only hold the property as rental for 13 months not 24 months as was suggested.your accountant is relying on one of the specific wordings from a tax court decision that two tax years is appropriate.  

Quite simple....go to either county's clerk of court, official records search.  

I know hard money can be expensive ( pts, 8%-12% plus every fee they can stick in the agreement ) but the expense deposit appears to be excessive to to get started.I appreciate all feedback

It appears they are a 501(c)(3) non-profit.

Do i enter the unit and go ahead with repairs then sue tenants or can i go to court and ask for eviction?  

So, it would appear that you have no capital gains issue since its tax free.

Something else I've heard is putting a TV inside the unit on a timer, so it's on from say 5pm to 11pm, giving the appearance of someone being home.Your price looks more than fair for your location and level of rehab.