The tenant has caused damage and broken the lease so she is going to vacate in December.

I email or text them once again to let them know in writing when I will be filing a forcible entry and detainer (eviction) action and let them know that time is short but they can still avoid the consequences of a damaging eviction filing.

James, Thank you for finding something that may finally cause some action to be taken. 

. - Evidence of water damage in the basement. 

. - Due to all the EXTRA handlholding with the tenants in these circumstances, we either terminate our management or require a higher monthly fee from owner.If you are a PMC reading this and you do NOT have these checks in place for new clients - the market slowdown is going to cause you a ton of headaches with desperate owners dumping their problem properties on you.

A tenant can do $20k of damage pretty quickly and skip town never to be found again, if you aren't careful.  

The pet fee is there to take into account that there is another 'body', if you will, that is living in the property, and is thus causing more wear and tear on it. 

Failing to budget correctly for repairs or not accounting for unexpected expenses can cause you to go over budget.

They did not make an offer to pay rent/damages/legal fees before the deadline of the eviction. 

i’m new to all of this so I’m trying to learn, but would it be possible in your situation to pay somebody to squat in there and basically cause the other person to want to leave?