My next step is officially doing retirement planning which I am in the middle of doing right now. 

It isn't a free service, from what I've seen, I believe the costs range from $100-200 per cert. per animal.You are allowed to ask for official documentation from the medical/mental professional who provided the ESA/ADA certification to verify the legitimacy of the animal.

In general, I'm curious if this is a good investment opportunity long-term and what other information I should know to help make the decision.Here are some of the numbers:Property Value: Estimating ~$800,000, but it hasn't been officially appraised since it was purchased 10 years at $500,000.Taxes: $4,000Insurance: $2,100Year Built: 19125 Total Units: 2Br/1Ba, 2Br/1Ba, 2Br/1Ba, 1Br/1Ba, StudioUtilities: Owner pays only water and trash.Mortgage: Despite being zoned as a 5-plex, the property has been approved for residential mortgage previously (one unit classified as storage during appraisal).Previous Gross Rents: $45,480 (previous owner was very generous with rent to family/friends)Estimated Gross Rents: $69,600 (based on market value)Previous Annual Expenses: $12,500 = 27% of gross rent. 

I cannot remember the official term used to describe this method which makes it even more difficult!

Is there any way to throw a feeler out there (e.g. would you be willing to knock off $10k since we have to do all these repairs) without officially making a counteroffer or re-opening negotiations?

or do you have to make it official via a partnership or joint venture? 

So we are in a position where we don’t want to cancel and lose all our money, but traveling unnecessarily risks putting the health of ourselves and others in jeopardy by potentially spreading the virus, according to the guidance of public officials.

When you choose not to step into a tenant's personal relationships and challenges and focus only on what makes for a qualified tenant/enforcing the lease, you're officially running a business. 

@Dana Nasir  If she's still paying the rent and utilities are on, then let her keep the key until she officially moves out and turns over the key.

If I have a couple friends help me cold call for deals, do I have to have a business entity and officially hire them?