You can make it clear to the tenants that they will be held responsible for excess damage or waste caused by the animal,  just as if they themselves did it.While you need to be careful to avoid a claim of retailation,   maybe schedule the next couple rent increases to be a couple percent more than you otherwise would,  and bank those funds towards expected greater turnover costs.  

If I back out the most I loose is $200.  

@Harold ValenciaDon’t panic .. hang loose and give the legal notice your not renewIng the lease Before Its up.

There are numerous part time agents in this area doing in excess of $3 million annual volume.I know this comes down to my own goals and risk tolerance, but do any of you have an opinion or advice when deciding who to go with?

Sometimes when they move out they forget about their unregistered firearms.Another point i'd like to make is you can make or loose money in any market.

So my buy and hold portfolio does spill off a fair amount of excess cash reserves .

If the tenants destroy the property, then they could loose their benefit (at list that's what the Sec 8 office told me I never experienced it) Also Landlords are allowed to give surprised visit to applicant's current resident prior to approval and if the property is kept in bad shape or they don't allow you to enter and inspect, then you can decline the application.

Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC.

Sometimes when they move out they forget about their unregistered firearms.Another point i'd like to make is you can make or loose money in any market.

My property manager recommended 4x mowing in the summer (not sure if that's excessive) which comes out to $120/mo