The amount of refi's (IE mortgages) you can have on a single property doesn't count against that limitation as defined by Fannie/Freddie.

Im not sure if that applies wher im located(IL), but is definately sounding alarms.

Around here, a oven/stove is the item that defines a 2nd kitchen. 

But if you can answer the first question I have maybe that will help me understand better and maybe make a more defined recommendation. 

You definately want to be pre-approved before talking with an agent or offering on properties (unless you're wholesaling/assigning)

I certainly don't know Georgia, but there are certain specific city names here in California wherein someone describes a "3 unit property" and my assumption until proven otherwise, based on my past experiences, is that this supposed "3 unit property" is going to be comprised of is 1 house, 1 trailer that can't be moved, and 1 garage with a solar shower affixed to the outside... no traditional mortgage on that.Other specific areas and cities, no one does that stuff, so when someone tells me it's a 3 unit property, I can generally expect a 3 unit property the way we define "3" and "unit."

That said:Some ideas-Depreciation bifurcation, IRAS,401ks, ESAs, HSAs, defined benefit programs, do deferred maintenance before end of year. 

On my next house I'm looking to use Chuck Barnum from Kingsway Home Inspections who I've met at a couple SJREIA meetings so you might give him a try.

Focus on what the animal is trained to do for the applicant.Here is a form for an assistance animal, which is a lower criteria then service animal:FORM TO REQUEST AN ASSISTANCE ANIMALWe are committed to granting reasonable accommodations when necessary to afford persons with disabilities the equal opportunity to use and enjoy our rental properties.Under the Fair Housing Act, a person with a disability is defined as a person who has a physical or mental impairment that substantially limits one or more major life activities.

NEVER allow the seller to stay in the property after closing unless you have a well-defined agreement, and unless you're willing to take a chance of having to evict/eject the tenant if they don't leave.