I would have inc rents but they’re that good of tenants( and they watch my dogs when I go out of town which is priceless).

The dogs will rent less, and for less.  

WEC has created work arounds - and because the facility is so spectacular - yet still affordable, they are booking all kinds of events throughout the year - concerts, dog shows, horse events in other disciplines, holiday open houses and markets, impressive calendar. 

I don't have a most dog number but I did get a request from a prospective tenant with 5 ESA dogs and 2 cats. 

We have a saying "don't let the tax tail wag the income dog".

I don't lend in NY (we do investor loans in most of the country and consumer loans only in FL, but we do nothing in NY), so I don't have a dog in the hunt here, but don't discount other types of loans, including a loan designed specifically for flipping.

I just solicit them with other stuff such as my dog.

As they say; when you lie down with dogs, you get up with fleas.If I only had $40K to work with, I'd find a proven flipper in a market very close to me and I'd lend him/her the money secured by real estate, using escrow and getting a lender's title policy.

While optimizing taxes, ROI, ROE, IRR, and all the other wiz bang math is great...is that the tail wagging the dog?

For instance, the Property Management contract does not specifically permit our company from sending our Dogs with our leasing agents to pee on your carpet when they show your properties.