While I do not know and have never done business with him, James Wise who is a member of this forum seems to be having success, clearly knows his stuff, and is generous with his time and knowledge here.

A good tenant with a well behaved pet can be a real asset.

The reason you might be having difficult time is because you might not be structuring this investment correctly.

My lawyer drafted the agreement, we will be having both attorney's review before signing. 

You have been successful and obviously have the financial means and are so knowledgable about Hawaii and even the pricier California markets, that your advice gets stuck in those particular markets and may not always apply to these other markets that behave differently and the investors buying in them without the same financial abilities.

There may be standalone products not specifically marketed to STR but if your house is attracting people behaving badly then as the owner it is a small price to pay

I will be having the new tenant go thru the same application process and submit all the info as the original tenant.

Make sure they are vaccinated, up to date and well behaved dogs when you arrive.I would also require that the dogs have been through some type of training, because most pit bulls are wonderful animals if they have been trained accordingly.

It did, however, teach me how to think logically, solve problems, and how to behave.    

The dog seems well behaved and mostly kept outdoor.