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

For hardwood, that will take much longer and I'd bet they'd walk on it or move heavy furniture before the top coat is cured and damage it.

Trendy materials (like bold backsplashes) are best used sparingly.Cost-Effective Upgrades: A fresh coat of paint on cabinets, new hardware, or upgraded lighting can make a big difference without a huge investment.

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... 

That's kind of what I was thinking, but I wonder what they'd want for a "walkway" non skid coating would be easy but if they want all railings to code all Along the whole roof then I'll probably be better off doing metal fire escapes on the side windows.  

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