I've also read on Ross Chapins website regarding pocket neighborhoods, and ran across a concept drawing that had a common area building with kitchen, and individual bedroom suites (he is under the impression that Planning Departments classify a property a residence if it has a kitchen, therefore; it's not the number of bedrooms/baths, it's number of kitchens that push a property up to MFR - though I haven't received an answer from Planning on that yet) The point is, there are many variables that might be considered in different areas that allow a shared type housing.

There are kennels that will board dogs ... but for a fee.

I don't do pets,, but have had worked for properties that do and it's always a mess, more laws that protect the animals. now landlords have to pay to kennel the pets for 30 days just like storing furniture.. so figure the cost of the eviction, and what it costs to kennel a pet at a boarding faculty, and then see how much of  a deposit makes sense if you let people have pets.. not to mention the clean up 

Most group properties by area, building or something else.Most commercial banks you will want to do business with are locked into a state or a small number of states, so investing out of state gets harder as your splitting up your business relationship with other banks in each service area.

They used the deck as a kennel and that's terrible.. 

The multifams that I'm looking at vary from $100k per unit up to $200k per unit depending on area, building, and other factors 

I would suggest talking to a local bank in that area.

I do not allow outside dog kennels or allow any dog to be tethered outdoors.

Then, we find that the tenants turned their home into a dog kennel, painted walls inside with nearly black colors, busted holes in walls, made holes is fire doors going into the garage to made a doggy door, destroyed the lawns, installed a satellite dish on the roof and destroyed the tile roof shingles, thrashed the yard with a dog that dug holes all over like the dog was a backhoe and the list goes on.The cost to clean an apartment after a tenant moves is usually less than $1500 to $1800 even when the apartment is thrashed.

I know you said you're looking to get rid of the lobby but a front desk person can be a great asset, as these people are likely coming from out of town on business they will need quite a bit of assistance settling in and getting familiarized with the area, building amenities, etc.