I recently fired renter's warehouse as my PM company and when they finally turned over all of the documents i requested I found a host of things missing. My mistake early on was not double checking behind the PM company to ensure certain procedures were being followed. I understand that moving forward as this was my first time using a PM company so I'm really here looking for advice on what to do now.

After firing them I discovered the tenants have a credit score of 530 and 432: I know about the 620 requirement in the city in which I live and have followed that and found a good tenant with no issues and pays on time.

Renter's warehouse has no documents that they've done a criminal background or eviction record check.

They also barely make above the 30% rent to income ratio.

In my lease it states renters must carry renter's insurance: There is no renter's insurance on file: I'm thinking about sending them a letter to provide proof and if not having it or they wont get it following through with an eviction.

I have a pet policy that states all pets must be approved by landlord: No pets were approved but they keep an outside dog on premises and no pet deposit was collected. Technically I have not approved the pet so it would be a breach of contract but to give the benefit of the doubt since it is an outside dog I'm thinking I should I offer them to pay or provide a pet deposit or get rid of the dog?

There was no move in inspection performed by my PM which the tenant complained about when I recently scheduled a routine inspection. My thoughts on the inspection is to properly get everything documented: I remember everything that was damaged prior to the tenant moving in (One crack in the ceiling one in the wall) in which will be documented but I also want to check regular items such as appliances, smoke detectors HVAC air filters- attic for leaks since it has been raining heavily. I have been to the property more than normal due to an HVAC issue that was finally replaced and I am also doing a final walk through with the contractor during the routine inspection. When I informed the tenant of the route inspection they got defensive and asked why have I been to the property so much. My thoughts are at the end of the day it's my property and I'm making sure repairs are being completed correctly which I had a plumbing issue as well that was fully repaired and normally I would not been at the property as much. And it may have been my mistake by not doing the inspection while I was there previously but its that time (6 month into their lease)

Also they have been consistently late on rent. More so recently in May and incurred a $50 late fee but have not paid it. The lease renter's warehouse had drawn up is not iron clad on late fees and turning them into rent that is owed. June payment is coming up and I am wondering should I reject rent if they do not provide the $50 late fee? Also renter's warehouse allowed them to make partial payments in the past. Also when rent was due they decided to bring up an maintenance issue in which they knew about for some a week but did not say anything to me except after they were late on rent. It appears they are trying to get over.

Sorry to ramble but would love to hear you all's take on it as what I plan on doing is completing the routine inspection, sending a certified letter about a breach of contract by not having renter's insurance and having an unauthorized pet (requesting a pet deposit) and then when rent is due see if they are going to pay one time and the full amount plus the late fee. If not then I;m going to proceed towards the eviction process (I do not think the cash for keys will work in this scenario but could be an option.)

Also I'm having a PM I'm thinking about hiring do the inspection with me- This property is long distance and I'm wanting to find a good PM do manage my other properties once they are ready to rent. So this is a long run play to build a relationship with a good PM.