Just a non-refundable pet fee (now at $350) - this is essentially an accelerated pet rent; plus a nominal monthly pet rent on top.

There's not really any such thing as being 'too far'--once you're non-local, it's all the same.

(consent is a verbal or written agreement).

@Beverly Anderson non-investors are always warning against the risks of investing (that's why they aren't investors). 

If using a lender this is a non issue.

Advertise it as 2nd & 3rd bedroom far away from master for perfect piece and quiet.If there, highlight large opening windows and/or doors in the non-master bedrooms.

Did they verbally accept the offer or did you have a offer contract? 

When you convert an investment property to your primary residence you only get to prorate the gain between “qualified use” (as your primary and tax free) and non qualified use (as investment and taxed).

Is the proposed non-owner financing achievable in this area?

Navy FCU was not offering a HELOC secured against an investment property (i.e. non-owner occupied), neither Wells Fargo nor the several small credit unions I called were "doing investment HELOCS right now".Details:  3/2 SFR.