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).

NY is a different animal from Florida as the laws are very, very different.

If it is mezzanine financing that is a different animal and in those situations the lender can step in and take over the LLC during a default, this is what many are most likely doing as they are getting free asset management for a period of time until it fails, then they can come in, bring their own capital, wipe out all the investors and take it over. 

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

Any attempt to expand or change this market would likely need to address these structural characteristics. 

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...