@Mar Tell Dennis No offense but you should probably know the answers to these questions before you start going on appointments and meeting with sellers.

Stepping back I realized it'd be better to look out of town before jumping into this only because it's local.I sent the seller a form letter backing out politely and let them know I'd be interested as a cash buyer if they ever needed one, but probably at a price that would be offensive currently, and wished them the best on selling their property quickly. 

I don't want to sound offensive here, but have you tried youtube househacking tutorials?

I am not a lawyer, but it seems it would only be a service dog if the tenant actually has a disability that requires it and no offense a dog that runs off is not a service animal. 

Go on the offense and watch your experience and ROI grow.You've got this...

(OFFENSE)Answer:I'm focusing on what produces the maximum profits with minimum time commitment.   

Don't mean to sound sexist or offensive - but if I was Many Many years younger, I would be interested in knowing more about you.

Many landlords will rent to someone with a felony DUI but will not for other offenses. 

No offense intended or directed toward anybody who has made such suggestions or offers already - I am simply warning the OP to be on his toes, and really explore and investigate any opportunity that anybody presents.

most people like this have had several last chances....you're just the next sucker landlord....please dont' take offense- i've been a nice guy sucker also...it's something we all have to learn from so we can be fair and 'by the book' with the rest