The lease modification path is probably a dead end for 12 months.

Also, depending on the nature of the business, find out if you have to make any modifications based on zoning, fire code, or ADA...

I have completely fell for this tiny home when I went inside but they have no outlet in the US so I have used sketchup to redesign with a few modifications.

I’m 100% your ally on this one.For those tenants you believe are abusing the law regarding service animals and assistance animals, maybe the following could be of some educational or informational use to you:Joint statement of the Department of Housing and Urban Development and the Department of Justice Reasonable ACCOMMODATIONSunder the Fair Housing Act, dated May 17, 2004https://www.hud.gov/sites/dfiles/FHEO/documents/huddojstatement.pdf* See paragraphs 7, 17, and 18.Reasonable Accommodations and Modificationshttps://www.hud.gov/program_offices/fair_housing_equal_opp/reasonable_accommodations_and_modifications* General information concerning disabilitiesJoint statement of the Department of Housing and Urban Development and the Department of Justice Reasonable MODIFICATIONS under the Fair Housing Act https://www.hud.gov/sites/dfiles/FHEO/documents/reasonable_modifications_mar08.pdf* Nothing about animals, but bonus material concerning the rules for interacting with people with disabilitiesAlso, you might find this interesting:Air Noah No More?

That said, I offered to cover half of the unauthorized costs, and reminded the tenants that alterations/modifications require prior written approval.

I'd like to learn how to find operators, how much to charge, length of rent, modifications/conversion, liability, structure contracts, utilize consultants, and more. 

Our client wanted to be done with her, so an agreement was signed by the landlord and tenant (move out by the month's end, pay for the month's rent, forfeit the security deposit, and don't cause any more damage to the home), and a lease modification was executed.

A new lease has not been provided or signedyet and I mentioned that those items would necessitate an even higher rent on the new lease if we could come to an agreement.I told them I would give them options shortly.

So the modification agreement, along with any forbearance agreement that preceded it should be included.

I am looking for creative ways to leverage the equity in a property I own without having to refinance and lose the great rates that I currently have from my mortgage modification.