You need to get in touch with a lawyer as soon as you can and figure out how to cut off the tenant/landlord relationship.

Lots of trees down along the ways have been cut up, but there is more work to be done.

i'm willing to break even monthly if i can cut out a lot of those up front costs. 

At minimum, stage the living room and primary bedroom to give it some warmth.That said, have you thought about cutting bait and putting your money into a market where the numbers actually work?

Instant equity creates a margin of safety.

The flyer you linked is about food safety rules by the Department of Agriculture and states they only allow true service animals in food establishments.

I understand I'd take a pay cut being an agent for the first few years, but in exchange, I'd be learning about the market and building a network as I move towards Commercial multifamily.

Majority of banks, credit unions, and hard money lenders are cutting back.

Joe its all about NPV  and rate of return for investors.. either way your going to take a pretty big hair cut out of your equity to do what your wondering about. 

The marketing/advertising firm, aka RE broker, is not the expert in building codes, zoning, structural engineering, neighborhood safety, etc.As a prudent investor, always do your own due diligence or you'll end up being (unitentionally) misguided by a RE broker's information.