It sounds like they are breaching your lease, so issue a notice to cure.  

I have appraised many properties with illegal conversions, additions, etc..A typical example was when the garage was converted into a unit or additional living space, without permits or in an sfr zoned area which doesn't allow for ADUs. if it isn't a legal conversion or is not legally permissible per zoning, then most likely, it would be treated as an sfr with a "cost to cure" adjustment applied to convert it back to an sfr.

And he will be going back to college soon.Utilities are not included in the rent.The lease says guests can stay up to 10 days and after that they become an occupant, but I can't find any cure for that in the lease.I will have a talk with her and let he know that it is in violation of the lease and if he continues to stay, I will ask for rent money.

Do an inspection and give him notice to cure. 

Hello,I have a property under contract with a seller where the property needs $30k in work to cure code violations before clear title is issued.

@Natasha PollockWelcome to real estate world.If you want to get into commercial real estate brokerage, start with understanding the basic fundamentals of commercial real estate.You can also partner with experienced agents and investors initially as it will shorten your learning cure and save you a lot of headaches as they tend to understand the market better.They can also help with market analysis on current rents, potential rents, appreciation, etc.Here an article on 8 FUNDAMENTALS OF COMMERCIAL PROPERTY INVESTING FOR BEGINNERS https://realwealth.com/learn/c...Good luck!

I'd post a 5-Day Cure or Quit notice (or whatever timeframe it is in your area) about the dog poop in the backyard and the hammock (assuming they haven't already taken it down). 

Most mortgages also have a right to cure - so if you do get "caught" you can move to home back to your name without having to pay off the mortgage.I would speak to a RE attorney in your state and have her/him review your mortgage.Lastly, what are you trying to achieve with the LLC transfer?

If it's a property issue that needs to be cured to appraise for any payoff for the financing provided. :)

The bank wants rid of problems, if the loan officers get to know you and know you can cure such matters, they will smile on you.Search for threads on pre-foreclosure, you'll find some tactics as well as the issues