The one deal that I witnessed lose money growing up was a partnership.

There will be plenty of time later to deal wit the aftermath of that much work going on.

Also, the National Conference is coming up in October if you wanted to mix wit ha lot of Kiwi investors and see some good speakers www.propertyconference.org.nz/ ?

If you prefer a month-to-month lease so that you don't have to give a reason to evict (and bring witnesses and other hassles), than this tenant might not be the one for you.  

As others have stated this is probably not a true sevice animal but a pet the tenant is trying to sneak in.  2 weeks ago I witnessed 2 pit bulls that escaped their front yard, go after a small dog, and try to bite the dog to death.  

I've also read (and witnessed) the rapid growth that both cities are experiencing.

Damages included:- $800 for toilet install due to a hairline crack in tank, the previous tenant confirmed that this existed while she lived there though before she moved out, so this damage was not caused by us, maybe we would just need her as a witness?

Should have got something in writing at that point or at least had a witness who heard her agree to pay for the next 30 days.

I made this mistake a couple times and will not do it again.Houston area residents will witness an outpouring of support and help from neighbors showing up to lend a hand.  

Like anything, there are trusted operators that have a ton of experience, can get you scale, forced appreciation with value add focus and into geographies that are hard to do living in one location.You seem to be managing your properties and doing fine w/it.