Do you get a benefit for allowing the tenant to have the dog, such as a pet fee?

Currently have a small rental sfh on a lot that can clearly build at least a 4 unit on it.

You're supposed to have a license in every state if you are representing either a buyer or a seller in a real estate transaction, or acting as an intermediary in the sale of real estate.

Forgive me for being a noob, I spent the entire weekend researching as much as I could...  

If they still have to install kitchen cabinets, then I would wait.

from the little I know and its only because i have brokered 50  100 unit apartments the buyers are quite sophisticated and have a lot of cash and have their lenders lined up.. 

I doubt after factoring all of the expenses/reserves you'd be at $1100 per month in Net Cash Flow but still way ahead of the expenses nonetheless.We have a duplex bringing in $2800 per month-expenses $1253-debt- $740(P/I) and netting us $807. 

I have  a W2 job and look forward to the losses this year to offset some of my income (Not my 'WHY' for running an STR, but a nice bonus).

You have no more at risk than you do in your own home (where you probably have more equity.) or your own car (where you probably have more risk.) and we won’t talk about if you have a pool or a dog. 

They may have a challenging time finding a buyer with a lender that can finance this property.