I know that service animals do not need to be disclosed (although it's helpful).

He can help with all of those things you are referencing.

What type of lease makes the most sense for this situation?

Hello BP community,I’m currently exploring the possibility of converting a single-family home in Philadelphia, which is zoned RM-1, into a multifamily property.

Purchased two rentals this year both with long term tenants.

What made you interested in investing in this type of deal?

A current landlord may want this tenant out and be willing to give a good reference to suit their own interests.

Those may help craft a plan for how to minimize the pain. 

Does anyone have experience in this in Oceanside? 

You'd just need to check with the lenders what they allow up to.Having experience (completed rehabs in the last 3-years tends to be what most lenders look to qualify as experience) will help you reduced your down payment all the way down to 0% in some cases for extremely experienced investors.