I’ve estimated their income/ exp and I think they could afford $850/mo, but they are already jaded from the prior landlords that pushed off maintenance issues This would be my first investment, and I can’t decide what to do.

The extra cost is minor compared to the cost of one accident that you could personally be held liable for.

If that is not the mortgages you should pay that off prior to buying more real estate.

(iv) If Buyer is unable to obtain Loan Approval after the exercise of diligent effort, then at any time prior to expiration of the Loan Approval Period, Buyer may provide written notice to Seller stating that Buyer has been unable to obtain Loan Approval and has elected to either:(1) waive Loan Approval, in which event this Contract will continue as if Loan Approval had been obtained; or (2) terminate this Contract.

If there is no properties to compare how should I approach this ARV?

:"No later than 21 calendar days after the tenant has vacated the premises, but not earlier than the time that either the landlord or the tenant provides a notice to terminate the tenancy under Section 1946 or 1946.1, Section 1161 of the Code of Civil Procedure, or not earlier than 60 calendar days prior to the expiration of a fixed-term lease, the landlord shall furnish the tenant, ...a copy of an itemized statement... and shall return any remaining portion of the security to the tenant."

Could you confirm if there are cats please.I plan on responding tomorrow.Yes the lady above does have a cat too. ( she never told us about the cat when she signed the lease but we feel she is a good renter so we let it go ) I never thought to mention a cat when showing unit, only mentioned the two dogs because they bark and l wanted a tenant that is okay with that.Do l have any legal obligation to have let him know there was a cat prior to signing lease?

I have not seen anything that comes close to the 2% rule when comparing recent sales of different areas to lease prices of similar properties in the same areas. 

(comparing same size of property)

If you can't handle stepping in to a grocery store or attending Sunday church service without a dog in your pack, you may need to be medicated and under constant supervision.I'm prior military and a combat veteran.