If I get a judgment against them I could possibly get possession of that valuable poodle and auction it off at a poodle-lover auction!

Massive dog, obviously, but more charming and friendly than any other breed.

So it sounds like the best answer for *me* is to write a dual letter of notice of non-renewal (with wording to allow for default to month-to-month, which is what happens in Washington, from what I am reading in the statutes) along with a 3-month notice to increase rent.That will give them the 90-days required notice on rent increase & hopefully stop any potential sudden "complaints" that would bar me from non-renewing the lease (Washington statutes seem to say if there is an open "complaint" about a rental, you can't evict or non-renew or it's considered retaliation).You know, the more I write, the more I just want to get her out, sell, and buy 3 or 4 cheap properties......I love real estate and rentals, but when it's your OWN home.....ugh.

Small houses like this need some charm.

Some of the most charming ones turn out to have shocking credit, you really have to verify these things.

Lovers come and go, and I didn't want my original tenant to face having to move out altogether, just to get out of the relationship AND the contract.  

Then we go on walkthroughs.We sign 1 contract out of 2.It is a combination of our online image, our charm during the walkthrough and the seller simply NEEDS to sell.Again, there is not a method that beats this combination.

Both properties have had the same tenants for 4 years now and they love renting out from me.

I'll always love RE and have my eye on 28 or so specific units, but sometimes 'diversifying' into an easy chair is ok for a while, too.

The only thing I couldn't screen for was the tenant getting involved in a crazy lover.