It's just not mentally healthy to wait for a pending issue.

Congrats on making a mental commitment to this industry.  

I have the mental and physical ability to build more, just not the finances... 

It's not only the money you'll lose, it's the time you spend (I figure worth $100 hr) and the mental anguish and stress.

So I would just address whatever is mentally holding back get a team together and take action.

She said this dog is her emotional support dog and then gave me a letter from her mental health provider. 

Unless the owner is mentally incompetent, or more than desperate, it most likely won’t happen.  

That saves the homes that are already in existence and provides residents with the ability to remain independent in their own homes, free from the stress and resultant health and mental problems that accompany the constant threat of eviction.  

The "immigrant mentality" beats the heck out of the "victim mentality"!

That mental switch allowed us to find a great 2-family house-hack opportunity in Bayonne, NJ, and also led me to an amazing career change -- I've been a full-time NJ Realtor for 2.5 years now and have helped many BiggerPockets folks find their first house-hacks -- a good % coming from NYC.