What I would suggest is that you refer to the following document as it was recently issued just this year and can be very helpful guidance in circumstances where you have a question about how to respond to tenant requests for service animals and/or emotional support animals:Updated HUD Guidance: Assessing a Person’s Request to Have an Animal as a Reasonable Accommodation Under the Fair Housing Act

I would also argue significantly less risk.It's not the investment vehicle for everyone, given life circumstances, but something to consider!

If you can live in one unit for close to (12) months you can use the "Change in life circumstance". 

However, it only applies under certain circumstances and even then ONLY if the tenant submits a signed declaration to you under penalty of perjury (which I'm guessing they haven't done since it doesn't sound like they even know about it). 

The cash-flow is OKAY but the cost to ReFi neglects the reasons to improve it.

As always, consult your own tax professional for specific advice related to your own unique set of circumstances.

I passed the prelicensing course and almost became a real estate agent 14 years ago but life circumstances and fear pushed me to choose security over freedom at that point. 

Good find, unfortunate circumstances 

I don’t know why you’re being advised to go through an eviction based on the circumstances you presented.You wouldn’t file an eviction against a tenant who has stated they’re moving out, and then voluntarily moved out and returned the keys as agreed.An eviction (unlawful detainer action) is only done to recover possession of a property that someone is refusing to voluntarily return to you.If you still need to recover money from them after they’re out, then you typically go through small claims.

This is probably something not many people can anticipate because of the circumstances (COVID, Rep. to Dem., etc.,)  but what will the market do with a transition from Trump to Biden?