We charge a pet fee for visiting pets that is at the high end of boarding cost and at move out we charge to have HVAC professionally cleaned and carpets professionally cleaned (many of our units do not have any carpet) to place unit back in animal free state (many people are allergic to pet dander).

I love my sleep, especially while being away from the kiddos so looking for someone who’s not a party animal, or who snores.  

I know that I can not deny an ESA for a tenant, but can I deny their guests from bringing ESA animals when they visit or stay overnight?

Two different animals really and I don't see creative financing is typically a reality with either option.Typically for tax liens and deeds you will need cash to be a player and cash that you can tie up for 1 year or two at minimum.   

However, their 38 page Prop Mgmt Agreement for OneRate is daunting--it lists many exclusions to their obligations such as any damage caused by force to a surface (whether from tenants, animals, roots, wind or other force of nature, etc).

Most recently a tenant moved out and left the house full of roaches and another one just had an animal in the attic that somehow knocked down the ceiling light in the kitchen.

I found all sorts of things to reference for an eviction including excessive damage to the property, signs of an animal, lack of yard maintenance, oil spill on driveway, smoke detectors removed, the unit smelled of smoke, appliances that came with the unit moved off site ect... 

The places I have contacted will not cover injuries from wildlife or animals we have on the property.

This includes (but not limited to):-Quiet Hours-What spaces can and cannot be used-Guest policy (make sure to limit days in a row and in a month)-Pet policy (even if you don't allow pets, if someone has an ESA animal, it would be good to have guidelines in the event they surprise you with one, otherwise you are SOL and of course take into consideration fair housing laws)-How is trash put in the cans (in bags, not just thrown in) and when can trash cans be taken to the street and put back-How is the late free structured (one time flat fee or a daily fee)2.

That doesn't permit you to add animals or allow guests to bring animals.