They messed the railing up on the wall and also seen scratch marks on the one cabinet so they must have had a pet.

For example, you are at the property to collect the coins from the laundry machines, notice a tenant walking in an unauthorized pet. 

Here's what I found out:9 Units:4 duplex's 2 Units per Duplex 2 BD 1 BA ~900SQFT1 x SFR 2BD 1 BA ~900 SQFT3 units have pets which he charges 60$ per pet per month.3 (595$) units are on Mo/Mo6 (595$/mo) units are on Lease100% Occupied, 2 Duplex's have been remodeled, SFR has been remodeledSFR occupant is Maintenance who is on 10$/hr rate for repair 24hrsOwner pays Water and Trash.Roofs are 7-10 years oldOwner is willing to do seller financing.Asking 489KMy numbers ran on this is 350K and hoping it is not a low ball offer. 

I talked to them about a pet that they have on the property (we verbally agreed no pets, but was left out of a lease I picked up on an online paid law site), the payments being paid online in the future (due to lateness on multiple occasions), and a rate increase on the next signed lease.

My market here doesn't have a lot of good properties that allow for pets, and most pet owners are forced to move to the older part of town.

So I would be very careful if you need more than $1500 rent to break even or just barely get +cashflow I think the rents will stagnate and as more apartments get build and rehabbed they will create more options for singles and the people with families who can afford to pay $1500+ in rent will be looking for a home to own renting is prob temp and if they like renting they would prefer swanky place which usually new apts offer that lifestyle and pet friendly its prob only credit that is stopping them and as time passes if they make good decisions the old stuff on their credit comes off increasing their score.  

One of my pet peeves, and I have many, is that even experienced operators undervalue the importance of doing market research on what will sell best in their particular area and in their particular community.

Lease signed for March 1 move in, deposit, pet deposit and first months rent paid up front.

If you aren't charging $25-35/mo pet rent with a pet addendum, add it.If you need to change any terms or clauses in the lease, now is the time.Casually say something like 'I noticed the backyard looks a little muddy.' 

I also allow pets, which seems to help fill the house quicker at a higher rent.