Only issue is there’s a lease on both units and the earliest it frees up is in February 2019. 1) is there an FHA rule on how soon I “have to” move in?

I know there are Seattle-specific rules about rentals, I need to get an inspection and get the house registered, etc.In the past I’ve used a leasing real estate agent to find me a tenant, do all the background screening, do the leasing paperwork, etc.  

I use the 70% rule and estimate rehab to be about 30k which generates a MAO of about 120k.

Who do we talk to, and what rules do we have to follow?

You may not have bought right because you relied on Rules of Thumb (1% Rule, etc) instead of actual calculations.

We closed on a large complex in March in an opportunity zone and the new rules may change our exit strategy.

After ARV this property will not meet the 1% rule. 

I don't know if you're telling the truth, giving us all the information, etc.If you have not committed a crime or violated your lease, then the judge will rule in your favor.

In order to cash flow you'll likely have to hit the 1% rule.

(So if the 1% rule applied that would be $700 a month below).