You can have automatic renewals of a contract but you can have issues if they are not well thought out and drafted properly.AR contracts mat renew for like terms if notice to terminate is not given, if either party misses that date either party could have regrets.Your contract may have an escalation rent clause, fine, but what happens if some city ordinance or some common practice in your area changes, perhaps from some law suit, you can't modify you lease if it automatically renewed.Any lease that can be automatically renewed beyond 3 years can trigger the due on sale clause of your mortgage too.Automatic renewals may be viewed as a tenant having a first right of refusal by some judge, if any change is required it can be adopted and a tenant barks or they agree they may be viewed as first in line since they live there.Some states cover the issue as well, so I'd suggest doing a new lease each year, for the cost of 6 or 8 pieces of paper it can make like easier. :)

Decrotive rock or barks is an option, use landscaping trim to keep it out of any mowed area. ;)

I have a tenant who just signed on a month ago (in a Duplex) and has a small dog that barks all day long.

I have never heard of a deed restriction restraining any buyer from financing or refinancing over any period of time.Put the money in escrow by the time the seller gets the HUD-1, I can't see them barking at all.

I feel like I'm barking up the wrong tree because this definitely needs a lot of repairs.

You could throw down bark every year and make it look great with no need to do upkeep. - Curb Appeal?

And, the IRS may not buy your claim as to buying an investment property for depreciation and expenses with a buy-sell.If you actually have the cash to bring the loan current, I don't see the bank barking about getting involved with their foreclosure process, but......that property is now on their radar screen and they won't be going with a Sub-To, slim chance IMO.

For the most part, barking at a bank like a little dog gets us nowhere, that's for sure.  

I know, it won't.I have a lovely neighbor who is repeatedly being reported to animal control for a barking dog.

Yes, talking to the police initially is a good thing when you're not guilty of anything, but after a few encounters, need to tell them of your concern that they are barking up the wrong tree and further discussion may only lead them to more speculation as they seem to have nothing toward solving this matter.