There is no specific distance requirement from your primary residence but it must pass the smell test. 15% down is the minimum required down payment for an investment property.

I said "There is a body in there"  and she was like "and you left me in there with it?" 

Around my area, where I do rentals. 3 or more unrelated people cannot co-habitat in a housing unit unless approved.Every town and county has such regulations, and you'll have to find the body that handles zoning or city planning and take it from there.

I smell desperation in your post.

The smell is back.

The honest truth is most brokerages want bodies, someone to charge monthly office fees and transaction fees. 

Has any body heard of such a thing?

No body likes taking their property off the market to end up putting it back because the buy can't actually get financed (for any number of different reasons).

Cat urine however, is more than just likely to happen and that smell can be impossible to get out without tearing parts of the damn house down - no exaggeration.

I made sure the house smelled good, had all the lights and fans on, heater at the right temperature, blinds open, etc.