This method is simple but not precise.

. @ Dan Rowley, your advice is so simple but spot on.

But, people tell on themselves when answering simple, straightforward questions.

However, we are taking over from a PM to self-manage and are inheriting the current setup.Our biggest concern is that this first communication from the tenant was a sob story asking for $500 back/off rent.

Hello all, I've actually communicated with both Josh and Larry since the new year as Josh was out of the country for a family-related event and Larry was unfortunately in the hospital.

I'm trying to keep it simple this year and concentrating on my "one thing" making good old Garry proud.  

Something simple along the lines of, no pets due to small shells and turf located at property that may hurt pets, would dissuade even service animal owners.  

Do you want cheap, regardless of speed and communication? 

We have one as a rental and have long term tenants there who are great and we have good communication in both directions.

TBH I don't know whether that means I have the right to expire this lease or they're completely responsible for all expenses.I like my tenants, they're always paying on time & communicative.