But I've got to first line up a replacement PM before firing the current one.Meantime, I'd like to reach out to the tenant because1) The tenant had expressed (through the leasing agent at the time of lease signing) a desire to build a deck and backyard fence.

His marketing, presentation and delivery is quite inspiring.  

I have a friend that has been approved for a $200k home loan and he has expressed interest in joining me in building a real estate business.

The form is self explanatory and the delivery procedures you can check in the Texas Property Code, chapter 24.

Let's say the tenant is a model one for the 15-month term & they come to you and express they would like to go month-to-month. 

I have a close friend of mine renting the property from me and he has expressed interest in purchasing the property.

I have given tenants my number before, but only for a specific purpose (last time was that I had a new washer installed and didn't use my PM as they only install one brand for a specific price, and I didn't like that option, so I did it long-distance, coordinating delivery with my tenant directly).  

Bill S. has a current blog post on this very subject {BTW: I disdain the latest misappropriation of the term hack which seems to have become an "in" expression}.In our home jurisdiction, as a residential landlord, I am permitted to recapture lost revenue in the event of early termination of the lease.  

It's a family neighborhood and many of the neighbors I've spoke with express concern over the dogs since they've been allowed to moved in.Hopefully an eviction can be avoided but I suspect he's going to have a hard time finding a new place for them too.Thanks for weighing in Jerry, looks like I cannot automatically separate the dogs from the eviction process.

There should be a clause in your lease saying that only the people signing the lease and children identified by name are authorized to live there and any body else "must have the express written permission from the owner".Obvious exceptions would be birth of new child or adoption/foster care.