They are currently in breach of their lease. 1. 2 unpermitted dogs 2. turned off my external security cameras. 3. owe me 3 late payments of $900 total, although rent is current.They recently apologized for being so rude to me and asked me if I would consider extending their lease for another 3 years. 

Please help me out if I could deduct the followings from the security deposit :1.

Few more points:Their lease is valid till May 2025.This is the first time she even told me about mold.In the email she did ask me to settle the lease.I have a little less than a month of rent as security deposit, which I am ready to settle without any additional penalties for abandoning the property.At this point I am okay with her leaving the place, just I want to get the control of the property back to fix the mold issue.History:1) Recently the AC has been replaced and after that there was some intermittent issue with the installation (temp doesn’t reach target intermittently) and I had to call the tech back 5 times to finally get it resolved.2) Also last month I replaced electric range with Brand new Electric range.3) Two months back she said the refrigerator was leaking, I asked her to send picture of the make and mode of the refrigerator, but I never got a reply back.4) Also for last 4-5 months she has been asking me to send her 5-day notice so that she can claim reimbursement, I was sharing a document and she was paying the rent a little late.

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

It's pretty comprehensive on how to get started with your own capital and the safeguards you'd need to take in order to secure your capital investment.

My final piece of advise to you is based on 45+ years investing in real estate, real estate debt, and real estate securities, as well as having syndicated over 400 deals.  

In 5 years, I have secured leases with 30-40% of the landlords I have offered this to. 2. 

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Does a dead lawn due to lack of watering in addition to the lack of basic property security and reckless waste of utilities (AC and lights) constitute negligence/breach of duty on the property manager's part?

What are the most common challenges investors face when securing fix and flip loans, and how do they overcome them?