Or put the 88k in, refi out of the HML which requires you to come out of pocket quite a bit of money as well, and hold it long term which on paper may eventually make you whole.

I’m looking to buy it as an owner occupied primary residence while living in another state but I am open to moving if it is required.

As long as you operate a legitimate business and observe the corporate requirements you should be fine from that standpoint. 

These are all very very different assets and require very different expertises and experiences.

If you want to provide proper notice (ie: you don't get a response from a txt) that proper notice in Washington state requires that a notice be "served" Guidelines here: (also keep in mind that date of service is day zero)How to serve a notice1.

Expanding your network requires a multi-faceted approach, combining both digital and traditional methods.

Water and sewer will vary a little by usage in most jurisdictions.

Hold it for forever, refinance as required to tap into equity and continue to grow our little portfolio.

There are plans to improve both water fronts.    

The alternative...if the lease specifies, is requiring him facilitate the sub-lease to a tenant approved by you.