Hello Anthony thank you for responding i guess i should add some substance to my post.

It was always plugged in so the odor wasn't too bad but it had food, meat juice, and sticky substances in every crack and crevice. 

No harm in that and lets you analyze some properties

Ease up on the agro responses.The reason the code limits losses in a whole number of areas is to not incentivize activities with limited economic substance.

@Kyle J.Move man, why do you keep your self in this harmful situation?

No harm in talking with a commercial lender about that scenario, but I wouldn't get your hopes up.

Here's a list of what we ask for in our LOIs and contracts:Operating financial statements for the property, including income statements, expense statements, capital expenditures, for the last two years of operation and year-to-date financial statements for 2020.Prior two (2) years tax returns and addendums for the Property.Current tenant leases, tenant correspondence, tenant credit information, tenant security deposit register, and delinquency report.Onsite staff payroll records to include salary, bonuses, payroll taxes, benefits, etc.Monthly owner statements and rent rolls for the past 12 months.Contracts, service agreements, and files pertaining to the property.List of maintenance all maintenance requests (complete and incomplete) for the last two years of operations.Real estate tax billings and assessments and other correspondence pertaining to real estate tax calculations at the property.Copy of Insurance Policy and claims documentation (loss runs).List of capital improvements and any and all necessary related documentation and warranties.All existing warranties and guarantees from architects, contractors, and material and equipment suppliers, all of which would be assigned to Purchase.Any existing environmental Phase I/II reports, engineering reports, soil, mold, radon, asbestos, hazardous substance, termite, or other tests, studies, or reports.Any existing appraisals.Itemized inventory of all personal property.Twelve (12) months of utility, water and sewer bills.Twelve (12) months of bank statements.Verification of additional income from operations including but not limited to application, pet, late, and other fees, etc.Copies of title policies, title reports, land surveys, site plans, deeds, or any architectural plans for the property.History of or pending litigation against the Property, its owners, or its managers related to the Property or the operation thereof.Such additional information, documentation, or access as Purchaser shall require

We have a virus that is causing alarm, but have yet to really cause as much harm as people are making us fear.

I would try to really find out about where the law stands on ESAs and home showings so that you don't inadvertently set yourself up for a lawsuit, and then without necessarily mentioning that, talk to them about the fact that you have a duty to act in a professional manner and not do anything that harms the seller's property and with their particular dog that appears to not be possible - so it's not about ESA, it's about a dog that pees in the house.

Fills out the app and pays for the credit/background check...credit 583, with a few arrests for illegal substances.