Depending upon the severity of the issue we will follow that up with a 7-day non-curable notice and get them out.

How cool.Well, It's because I was seen as a player, a closer (meaning I close on deals I put under contract).I said, "I didn't know you owned a building" and to that he said "yes, it's the building with two - first floor retail spaces and 9 apartments on the corner".Dang, just what I love.

@joel, FHA will finance non owner occ??

I would be amazed, shocked even, if a traditional financial institution was willing to lend on a non-habitable asset up to 80%. 

If not again you would be better off buying your own home and having enough yard/space for all of them but 13 is still way to many dogs unless you live on a farm or own acres of land.I have worked in the banking business and have seen people lose their homes that they rent due to landlords kicking them out with very little warning due to breach of contract or a No pet rule. 

I designed a little U-shaped kitchen to fit right in the space.

I would suggest leasing a commercial space for your business first before you go straight to purchasing a space.

We have more money to put down, and will need to put more down because we wont be house hacking (we have 5 children so space could be a problem if we tried that).

.: Quote from @Theo Hicks: In ideal conditions:Pref equity receives higher ongoing distributions but no profits at saleCommon equity receives lower distribution and profit at sale (assuming their is cash flow left over after pref equity is paid and assuming their is profit at sale.In non-ideal conditionsPref equity may receive ongoing distributions less than pref, or no ongoing distributions at all, but the pref accrues.

I have purchased apts. in foreclosure because the lender did not know that they had negotiated a non-recourse loan with the owner.