Invest if the fundamental numbers look good, you know the area, and the long term prospects for the area look good. 

so this means the appraisal for the refinance part of the brrrr may come in too low if i move forward with this plan.of course on the other hand the tiny bedroom is wasted space that nobody will occupy. prospective tenants who need 3 bedrooms will not apply and my time showing this unit to them will be a waste. i do plan to hold this house for at least 10 years. so i am leaning toward doing this in an effort to make it easier to rent and keep tenants.

A prospective couple with three kids is interested. 

I make friends of as many people: prospects, sellers, buyers, private investors, that I meet along the way as I can.

Like @Kyle J. said the best thing to do is to tell all prospects to apply and then the decision is made based off of your selection criteria.

From a cashflow prospective it's a no brainer, but I want the property to be held in my LLC.  

Looking for a realtor to send me few prospects in the Navarre Fl area.

Places like Arlington Heights, Mount Prospect, Des Plaines, Palatine, Prospect Heights.

To be honest, the dog issue doesn't deter me too much.

I once had a prospective tenant want proof that I was current on my home loan .