$1400 + condo fees + insurance + considering 10% for repairs (maybe more for cap expenses like a condo assessment) does not leave a ton of meat on the bone for cash flow/reserves.

The tenant is an acquaintance, I am just trying to assess the risk of having a portable dish washer.

My plan was to refi out at my assessed property value to semi BRRRR but the banks appraiser was to conservative to see the value the way I had analyzed.

Assess the risk with each COA.

As Joe mentions, you need to assess the amount of repairs needed immediately and over time, and make sure you have the cash set aside or the reserves available by the time you will likely need to make them.  

My friend has just helped me assess potential property renovations that may be needed, and looking for things to avoid in properties when we tour them.If I can save money, I'm interested...but, do most REI's get their real estate license so they can save on realtor commissions and close deals themselves?

Now, if you are trying support a valuation to some 3rd party then the BPO is going to be more credible to them than your own assessment, that you derived from publicly available sources. 

A few days later I hear back from them and they said they spoke with the owner of the PM company and due to their proven strategy which includes market assessment, they were only willing to market my property beginning at $2,200 and dropping the price every few weeks it stayed on the market.

Keep them and milk the period where there should be low maintenance costs and then when the homes become vacant assess the market then if it is a good idea to sell or not at that point.

And, here's the law on tenant abandoned property in Florida:  https://www.nolo.com/legal-encyclopedia/handling-tenants-abandoned-property-florida.htmlThe owner/landlord/PM may enter the property, inventory (I recommend photographing) items left behind - and assess damages to your property.