But that's just because I am informed, I understand how intelligence and information can really ruin things when seeking to strap on the good ole tinfoil hat and start shouting about whatever next doom & gloom forecast is getting hits on Youtube. 

Get back into my own place without completely strapping myself and limiting what I can do in the next 2-3 years?

I would keep the whole deposit, they should have bought a mat.

If your bath mats are getting nasty, you need to hear that from your cleaners not your guests!!

Then you'll have some equity built into the property already and not be strapped for cash. 

If people don't fill out an application and you've made it available along with the opportunity to pay a fee, I'd leave it at that beyond the bare min:1) More you say, the more "gotchas"2) You need to tell EVERYONE the same story, saying less makes it easierI wish it was otherwise, but there are plenty of tenant attys out there and as a landlord, you don't get ONE screw-up if you have to go to the mat.

@Mat O'Grady agree 100%

If your capital strapped, I’d start by investing the least amount required to generate income rather than wait for that perfect solution.

There’s an ADU they are building across from the laundry mat on Odem Medo and I think the value on that permit for 800 square feet is $96,000 so maybe figure $120/square ft construction costs.

Property details:Zoned RH2(2) 2/2 residential units upstairs.Dry cleaners, salon + laundry mat down below. 3 story corner building @ 3300+ sqft sitting on a 1900+ sqft lot.