Good luck, you are a busy man with school, family and baseball.Likely your best bet is house hacking (if your partner and child are willing to share housing). 

Class C transitioning to Class B: more renovated homes, higher income tenants and homeowners moving in, nice cafes, shops, restaurants, coffee shops opening up.An extreme example of Class C to B is in San Francisco - when I was a kid, what was not a safe neighborhood and had lower income people, is now in high demand and tech workers making $200,000+ are living there and people walking around at night going to restaurants and shop. 

If you have a lease with this tenant that allows them the dogs, you can still say they are in violation of the lease, I'll bet, by something in the lease that says they aren't to bother the neighbors or cause any disturbances, etc.

You'll be in the middle of the overall upper east side apartment market. 1 or 2 beds 1 or 2 baths in a nice and safe building.

How do they define 'safe'....? 

In both my seller financed deals the primary bank I was betting on backed out.

If so, how do you trust you're getting a quality tenant that is safe?

Personally, I love them because they offer built-in diversification.In my experience, local banks are your best bet for financing mixed-use properties.

Today, the door is boarded up and there is no glass in the upper-story windows.Nicole Lawrence, executive director of the Tenant Union Representative Network, said such deterioration tends to spread blight throughout neighborhoods, diminishing safe, affordable housing opportunities in communities where they’re most needed.

Quote from @Brett Jurgens: @Jay HurstThanks for responding3.75%, 30yr fixedLike others have said, with that interest rate your best bet is probably to do a home equity line of credit (HELOC) to put towards an investment that you can quickly recoup your initial investment on.