If tenant does not cure default in XX time then tenant leasing commission goes completely away.Everything is negotiable.

This cured the issue... however had I not caught it I could see a buyer thinking I covered up the mess.

@Todd Keith I am curing my ignorance day by day.

This Notice will detail the defaults and will let you know what needs to be done to cure those defaults. 

The cure to both - the 4 ions: education, action, progress(ion), not perfection".Learn to use BP to its whole potential:Subscribe to BP blog and podcasts and start reading posts and listening to their podcasts collection.Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing + https://www.biggerpockets.com/renewsblog/2015/12/17/actionable-steps-reach-investing-goals/?

Because there is, I hope you'll issue a Notice To Quit for Reasons Other Than Non-Payment of Rent (lease violation) and deliver it by certified mail to the tenant giving her your state's minimum to remove the dog (cure the violation) or her lease will be terminated. 

and cure the default through a payoff with a new loan.

Second question: unlawful detainer or abandoned property:Person leaves some furniture behind, but clearly moved out (dropped off keys, everything else out) after receiving a cure or quit notice.

But, for a bank and especially in the situation this contract is in where they can't cure the cloud on title all that easily, it may be difficult to enforce the contract.

Document the condition, put together an accurate estimate of costs to cure, hopefully from outside sources/contractors, and give it to the closing agent, with instructions to escrow/deduct it.