My only concern is 60% of the leases are month to month (some have been month to month for 2 - 3 years and way under MR), and I don't have proof of unit condition prior to each unit being rented.

Property inspections help track the condition of a property and can prevent small issues from becoming larger ones.Inspections at move-in and move-out are typical, as is having the tenant complete their own move-in checklist to address concerns that are not and should not be their responsibility.

A letter from a licensed medical professional in the State where subject property sits that states that the specific emotional support animal is a part of tenant's treatment for a qualifying mental condition is the federal law.

Check foreclosure / sheriffs auctions in the counties surrounding you... with COVID-19 these are coming back and you could get some similar condition properties at a much better deal than this one.

The HVAC is as old and the water heater although in good condition is from 1966.

How much it hinders it depends on location, specific circumstances, current market conditions, etc.

The funding fee (I think) does go up after the first time you use it; I didn’t ever have to pay this because I have service-connected conditions so I’ve always been exempt from the funding fee.

Generally the use section will identify that a daycare up to 6 children is an allowable use in the zone, or an allowable use with a 'Conditional Use Permit'.

We only accept ESA letters from local health professionals that we can contact to verify the applicant has a condition requiring an ESA.

I have them under my sinks and by my hot water heater, washing machine, and ac condensate pump (that pump alone has led to 3 floods in my basement from it getting clogged or the pump tripped off so the air conditioning condensate floods my basement instead of being pumped outside).