On another note, I don't like the idea of paying all-cash. 

Is a second mortgage (heloc) or cash out refinance a better idea?

I know of a couple of good PM's if you need them and can give you a general idea of the best areas to invest in. 

Any idea estimate on cost? 

Move into the house for a while (there are spare rooms) and get a better idea of what is going on.

For seasonality, I take into account holidays and local events that might drive demand.I'd be happy to connect for more ideas! 

I'm struggling with the idea that it is somewhat normal in this market but it does seem like it would be a negative to potential tenants.

I keep wanting these to work, I really love the idea of this asset class...

If the tenant can’t prove the dog qualifies as a service animal or ESA, then it could be a lease violation.It’s a good idea to request documentation in writing and confirm its legitimacy.

I had a couple other ideas to salvage the deal first.