I saw the same things happen in Altamonte to low income apartments built as such for favorable financing when they were rehabbed 15 years after and sold as luxury condos.

Knowing nothing about your market, if you have done a good job screening and lacing your new tenants, the market clearly supports rents at the $700 price level - now it's time to get a plan in place to get the rest of the occupants up to this level.Consider making a plan for getting the rents to market level over the course of six months or a year - whatever time period best suits your risk tolerance and go for it.  

My strategy is have a ~ top 10% suited sfh in a A/B neighbourhood, keep rent at the top of the market, and add on $100 monthly for a dog and $65 for a cat..

You don't have that luxury. 

A suit like that would go nowhere, and we considered if we were served, to sue the individual police officer that gave legal advice to tenant A. 

I looked at the CAR document today and there are some things I would like added to the lease agreement and I also have some questions that may be better suited for an attorney vs an Agent.

Since we are both 50, I feel like we don't really have the luxury to wait for another large MFH.

My non-expert opinion,  or perhaps just rationalizing to myself:These are primarily the "luxury"   amazon dormitories being built in downtown and south lake union areas that are having vacancy issues,   and thats in large part just because of how many are coming online, and how many thousands more are still in the pipeline,    coupled with modest slowdowns in tech hiring.   

I work in the Vail/Aspen bedroom community markets and luxury vinyl (LVT) is a good option for rental housing units at your price point. 

We converted the property from a 3BR 1BA into a 2BR and 2BA with a full master suite with walk in closet and stand up shower with double vanities.