Late rent, dogs, and a resolve of month to month

[Andrew Samples]

Hello all, 

I am having a little issue with the first rental I have. I have a lease that ended 10/1/2016, but was continued as a month to month by how the lease is written. I have given them a emailed notice to contact me about several issues that I have let go, but am now wanting to correct on the next lease, if there will be a next lease. I talked to them about a pet that they have on the property (we verbally agreed no pets, but was left out of a lease I picked up on an online paid law site), the payments being paid online in the future (due to lateness on multiple occasions), and a rate increase on the next signed lease. I was told by the tenants to give them a few days to discuss if they wanted to stay there or not, but that was over a week ago. I would like to be able to have them find the dog a new home, get the renters to stay, but with the online pay at a closer to market rate for the area it is in (right now i am a bit below). Any opinion or tips on actions I could take to resolve this would be much appreciated. THANKS!