Should we continue to find another lender or does this seem reasonable?

I'll be sure to provide the denial notice with the reasoning as well as the information that she can request/dispute the report should she wish. 

I was just wondering if when you make an offer like that, do you explain your reason to the seller or seller's agent or just present the number?

Which is obviously good for a number of reasons, anyway (i.e., you need to know your numbers before pulling the trigger).

I just keep going because I like to and see no reason to stop. 

I'd probably let this slide too unless I had a bad feeling about it for some reason.

Being relatively new to this, though, I don't know whether it would actually be a good deal for me (the current owner likely wouldn't accept it either, but I'd potentially be willing to try making an offer if my idea sounds reasonable).

If you get it done, you should thank your lucky stars, and I'm extending every hope that you will.But you probably won't, and you'll be the reason all the gurus have to put up the disclaimer, "ASSUME MOST PEOPLE MAKE NOTHING."

Once appointment is landed, I can take a cash offer from my investor - if they can't accept for one reason or another, then I'd offer to list their property retail (MLS.)

In a small multifamily if you allow pets there is no reason you need to allow multiple pets. even if I as a landlord had 3 pets I would never allow a tenant to have 3 dogs.