Did you work as a REALTOR sales agent for several years and then obtain your brokerage license?

According to the dog's certificate, it was obtained Sept 24th of this year, meaning that the dog has been around  7 years but only now is a service animal.  

You should be able to call the various utilities and obtain an average usage/cost estimate from them (they won't give you detailed information due to privacy regulations). 

Currently have 4 home loans all with 25k or more equity (so I can't borrow more), not enough regular job  income for obtaining in the near future 15% down or to make debt to income ratios work.

(Securing myself a good RE lawyer via an interview this coming Monday and getting off my butt to obtain pre-approved bank financing wish me luck lol).  

The depreciation does not necessarily have to be re-captures.  1031 Exchange allows deferral indefinitely...However, if you are going to include depreciation, then include CapEx into the expenses :)

A bank is your best choice to obtain your equity, mess around with others and you will be putting your property at a greater risk of losing time and money and perhaps the property. :)

We're you able to obtain financing? 

I can't believe anyone with a credit score that high would live in the red month after month, indefinitely.

Unfortunately, ours was not the top bid (offering asking, all-cash), so competition is starting to rise there too.Of course, an investor-friendly Realtor can help you find and obtain properties that meet your needs at no cost to you, the buyer.  ;-)