If this is a problem tenant who continues breaking rules, that's something you can work on later but for right now you should do the right thing and look into this.

By the way, 3 of the 4 have been rented since I owned the property so yes I suppose the 75% rule could apply then.

I have included snippets of your message and my replies or comments in bold.What investor meetups I should attend- BP rules prevent posting outside events/meetups here.

At this price point you'll never hit the 1% rule.

If this isn't clear enough, one could survey the other bank loan officers and see if the other doctor notes included this term around the year the loan was written, if this is one of only a few outliers which they threw the term in for, then any jury would likely conclude it was unnecessary and the power of attorney would make that void... but they as you say if the bank makes all the rules for their conventional since it's not "conforming..." then they could call the loan due and as you said the refi would be needed regardless. 

Note that FHA can be a great option at 3.5% down but don't rule out the 5% down conventional option either. 

Second, I'm a rule follower when it comes to permits.

As far as ESA animals, you cannot charge a fee, however, tenants still need to abide by rules as far as caring for their animals and the property.

I did not read the rules around security deposits. you may be allowed to use those funds and still file a small claims action for any remainder, but I can't imagine that it would be worth it if you have at least one month's rent in security deposit. 

Even if you could you need closing cost money you need reserves and so fourth.