I can't say that I've had a situation this intense, but as a property manager in CT I always try to keep a few tenants in my back pocket in case the originally accepted one backs out.

Sometimes things work out better then expected in this business.

I have some familiarity with the San Diego ADU market but have not added an ADU yet (but my protégé did a slow flip of ADU that did not work out great).Assuming you can find a good BRRRR property, my vote is for the BRRRR. 

I think that is acceptable as long as you realize and are committing to closing with cash if your financing doesn't work out or work out on time.Are there "investors" out there that write Cash deals to sellers who don't know any better, try to wholesale the property and then, when they can't back out of the deal and never close because they don't have cash to close or never wanted to "buy" the house? 

@Paul Jones I have written something like this as well but in a more code intensive way for the rent estimate because Zillow's is complete garbage. 

What are my possible exit strategies if it doesn't work out?

If these tenants don't work out, any thoughts for how to approach PM?

Are there any business deals someone in my position can work out?

However I’m open to any recommendations for agents around Utah County if he doesn’t work out because he is relatively new as well. 

However, maybe you could work out an agreement of where the animals are allowed to be and sit etc. to minimize the hair they spread and such.