Unless we run over on rehab should be getting all cash back out on refinance (no seasoning period required).I expect to rent it at $1050 sometime in March.  

It has been our personal residence since day 1, for the entire two year period.

Your sale will have costs, commissions and very likely tax on 50% of the profit unless you do a 1031 and wait for the 2 year period.

Period!

Rest of house is good, but could use new windows. 

Brandon has told you much of the rest.

The rest is just ethics which no LLC operating agreement can replace.

I wouldn’t worry about the short sale either.If you have not run any credit, why not do it and see where the rest of her bills stand?

You receive all the income and pay all the expenses during the period.

Those properties always trade with a huge risk premium built in, meaning that even though a property may be worth $xx @ a 7 cap and the rest of Toledo is trading at a 7 cap, properties in rougher areas seem to have a ceiling of about $25k per unit, no matter what the cash flow looks like.