This is likely the case with many markets right now, given the strange economic circumstances we all find ourselves in, but I find this detail is worth mentioning because when you’re running your numbers I would be sure to start at or above list price.

Under the current circumstances, the de facto law of the land is tenants cannot be evicted due to non payment of rent anyways. 

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