If you register but do not have a registered agent they can often serve you by publication, or perhaps by serving the Secretary of state or any of several ways that might result in you not knowing that you have been sued. 

Each change took a meeting, then two different public hearings, then a Board approval meeting. 

I have read I will need to use a third party service to make this happen.  

I suggest using a service like Mayistay.

You cannot deduct your rehab costs until the property is in service. 

I've heard nothing but complaints from customers AND their franchise agents reegarding the quality of their 800-number service center. 

I would include servicing costs of the loan and licensing costs.

They are coming to your property if you allow them or not (you cannot forbid service animals) Consider the facts: https://www.dogster.com/statistics/pet-travel-statistics-tre....Top 12 Pet Travel Statistics78% of American pet owners travel with their pets each year.54% of cat and dog owners plan to travel with their pet.58% of people would prefer to travel with their pet over a friend or family member.52% of travelers base their travel plans on accommodating pets.About 75% of luxury, mid-scale, and economy hotels allow pets.In 2019, a total of 404,556 animals were transported by airline.Nearly 64% of travelers prefer to travel with pets by car.42.9% of people look for a destination with hiking and fresh air for pet travel.Dogs make up 58% of the pets traveling around the world.37% of owners take shorter vacations because of their pets.10% of travelers have hidden their dogs to travel.27% of dog owners go the extra mile for their pets.

Have you reached out to any social service organizations that might be able to provide tenants to your property?

-OOS investors rely on service providers like agents and PMs and think they're guaranteed an outcome instead of just paying a fee for a service.