If he breaks the lease by removing the pet fee then all bets are off and these tenants could do whatever they wanted.

Picture a positive loaded attribute property; good tenant class, safe place, good appreciation etc etc, that area is going to cost more if not most and have very fierce competition on multiple levels because it is loaded with positives.

A safer bet if the market was to turn.  

For every 1 landlord trying to do it right you can bet there is 1 that doesn't' care, just putting a body in.  

Looks like a safe bet to go ahead and enter and regain possession of your unit.

Your best bet though if you're looking at those types of opportunities will be to research properties that are owner-occupied and their business is struggling and/or are delinquent in taxes, mortgages, and other liens.

Any tips on how to continue to connect with others, CPAs, lenders, lawyers, agents, what to look for and of course staying safe financially? 

Any tips on how to continue to connect with others, CPAs, lenders, lawyers, agents, what to look for and of course staying safe financially?

When you are forecasting for the future, you can very safely assume the historical rent increase of 4% will continue.  

That way you lock up the contract with the ability to safely exit if the rehab is too far outside your parameters/budget.