They don't necessarily spike the ADR but I have seen our occupancy increase drastically while having them. 

You will increase the rent and security deposit because of the dog's liability.  

SFH's are on sale right now as we are in a buyers' market.

PM has asked in past about seeing if the house is for sale and he has an agent who can do it.

I was wondering what's the likely hood of the lender activating the due on-sale clause?

Are there other factors outside of the rate increase that have you wanting to cancel the contract?

i recently closed into a property which I bought from another investor who got it through a tax deed sale.

The numbers rarely work in the west coast even if all 4 units were rented or even if you rehabbed everything and increased rents its still probably negative over here.In Houston however a fourplex 350-450k might work. 

Echoing what @Devin Peterson said... unless you put a lot down, purchased below market, renovations substantially increased value, or better yet a combination of all that he wouldn't have enough equity to refinance.

Going into a potential deal, I look at the track record of appreciation (sales comps) in the immediate area, not the general area, and based solely on properties that are within 10% higher/lower in sq ftg than the property I'm looking at.I have a goal of a specific number ()in dollars, NOT percentages) that I need to achieve in appreciation.