Otherwise, I would be managing this duplex in Iowa that I've been drooling over by now. 

Two of those tenants have dogs.  

I’m looking for plank flooring, that can have dogs on it, the floors scratched and not be damaged.

Look for MLS or Commercial/Industrial property that are dogs and have been on the market a long time.   

Too many people make the mistake of denying tenants because they fail in one area (no landlord reference, bad credit, dogs, etc.)

So.... cats and dogs... yes or now and how about surcharges or cleaning fees etc?

What I am trying to say is if you don't want to enter the dog-eat-dog competition, and you don't have a hard-charging Realtor to help you devise really strong strategies for winning the sale and still protect you from getting into a lemon, then yes, going toward Kissimmee and the theme parks would be a good idea.

Conversely, a 6.5% cap deal might be a dog if there’s no upside from making improvements and negative rent growth is on the horizon (like you are seeing in San Francisco right now).If a genie were to grant me three wishes I think I just might use one of them to to ask that all real estate investors would immediately stop thinking that the cap rate associated with a real estate purchase means a darn thing.  

My tenant potentially could be getting a dog that my insurance will not allow as an emotional support animal.

It is an off market deal for sale by owner I found just walking my dog and talking to people in the neighborhood, 110k purchase price,  2bd,1ba around 1000sqft with a new roof and 2 year old hvac unit, inspection is today so pending any major issues we will be moving forward and closing next week.