ARV is $275k, Rehab is $50k, selling price she said to make an offer.Is there anything specific I should add?

Most rental contract specifically do not allow sub leases. 

I'm looking for someone from Utah, specifically Utah or Salt Lake Valley, to help me answer some questions.

For 8-9 years, I've wanted to do REI but was concerned about the depth of my knowledge base and specifically understanding how money flows in business.

Message me directly if you have any specific questions or if you are looking to get preapproved.

Have a very specific list of things you do and do not do for the client, or they will assume you do it all. 

I love the "free calculators," but I also know that a lot of experienced investors will include specific items that may not be generic/general knowledge - or just have a personal bent toward certain criteria.

I'd want you to get your CPA or legal advisor's Okey dokey because the benefits and burdens of ownership argument is specific to each individuals situation.So the answer is - maybe!!

I am a landlord in MA and recently had tenants move out and cause damages to my property (soot all over the walls + holes which required extensive cleaning, patching and re-painting).I did have a security deposit, but unfortunately, I was not aware of the very specific security deposit laws in MA. 

Trying to do a lease option to buy will require you to find a buyer very specific to your terms.