Other notes: cabinets - white, counters- charcoal.I do not like gray, I know everyone says gray, but it's far too depressing and unimaginative for my taste, no offense intended. 

No offense, but that's the wrong approach.

And no offense taken but I'm a chick.  

Quick tip: with no offense to Anyone, usually when people only answer questions but never share their doubts, I would hesitate to take their advice, because everyone even the most successful experienced investor can Always learn something new.....

Overall, if you're playing offense with your money and looking to make as much as possible it doesn't sound like the deal will be a great investment, if you're looking to sit back and collect mailbox money and don't need to make a ton but want something secure and predictable, then it might be a good strategy. 

Your policy can require, for example, that you are provided a current Veterinarian's report on the health of the animal; a letter or form from a "reliable" source such as a local medical or social professional verifying that the tenant has a "qualified" disability, and that the animal performs a specific task, or alleviates a symptom related to that qualified disability; tenant must clean up after the animal in common areas; no offensive odors can emanate from tenants residence; and both the vet report and verification of tenant's need must be updated annually. 

Eventually, I found a realtor that was willing to write a million offensively-low-ball offers until one bit.

Is $650,000 a good starting point for an offensive offer and try to get a counter to see how motivated they truly are?

Further, you can also place "reasonable" restrictions on the animals, including the requirement of a recent veterinarian report on the health and vaccine status, with annual updates; must be spayed or neutered unless contraindicated by veterinarian; must be in a carrier or on a leash (unless this prevents them performing their service or task) in common areas,especially elevators, stairways, and other areas where people would be in confined spaces; must clean up after the animal properly in common areas; offensive odors must not emanate from the residence; aggressive or nuisance behavior (such as extended periods of barking NOT related to the service or task they provide) can be prohibited, and potentially grounds for removing the animal and/or the resident; animal must have a chip or collar with owner's identifying/contact information; must have appropriate city/county license if required locally; and photos of the animal for your records.A thorough and clear policy will deter many of those that are less than sincere from applying when they are made aware of the policy details early in the process...like at the viewing, and mention of the policy in ads.

a) Any person who practices, offers to practice, attempts to practice, or holds oneself out to practice as a managing broker, broker, or residential leasing agent without being licensed under this Act shall, in addition to any other penalty provided by law, pay a civil penalty to the Department in an amount not to exceed $25,000 for each offense as determined by the Department