I do have the text message conversation where the landlord agreed to the reduction in exchange of the two bedrooms.

With completing a 1031 exchange into a more expensive property, their depreciation table would reset as well, providing an even greater benefit. 

That becomes a "he said, she said" in court and I'd bet most judges would side with the plaintiff. ;-)

Wishing - betting death on your tenants?

   #4 Is great and I bet this one can lead to many successful closed deals. 

Following this exchange, and after a few more callouts from Melanie, you appear to have downgraded your account on BiggerPockets, and gone inactive coming back only recently to respond to Melanie's post here. 

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.

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

This could involve offering a higher interest rate in exchange for reduced upfront costs or deferring payments until a certain milestone.If building right away isn’t feasible, consider buying the lot now with the goal of paying it off over time, and save up to build when rates and budgets align.

You are betting too much on the refinance portion if you try to BRRRR with hard money.