( I am a human , I work outside in 100 degree weather  it works for me)  I have never seen anything in landlord/tenant law that says a house has to be fit and cozy for a dog .   

ok I haven't got that far yet coz I aren't a landlord yet!

We could only go back 2 years.. the person had worked there over 7 years.. the loss was much larger but it was confined to the 2 years for our action..

I do intend to run credit and background checks (signed up with Cozy). 

So far, I setup a listing on Cozy and Zillow, prepared a rental application, and wrote a lease agreement. 

TVS required me to register (which I will have to re-do since it's been a few years) and then I need to handle the applications and personal information which is why I was going the Cozy route - I don't have to handle applicants' personal information. 

However, because I want my tenants to use Cozy, I have prospective tenants apply and get screened through them so they are used to and comfortable with the website by the time they sign the lease.

Cozy, Quicken, rentpost, appfolio etc.Buildium allows me to enforce rules without being the bad guy and lets me collect payments in the form of electronic check, debit card, credit card or good old fashion cash.

The next step in the process once approved is that Cozy can be setup for ACH transfers as well.Those who do not wish to use it can mail a check or go to a branch of our bank (large bank) and deposit into a sub-account number we give them.Late fees are designed to make sure people pay on time and hopefully prefer the online payment or self payment at the branch.

This time I'm listing on Craigslist, Zillow (syndicated to other sites) and Cozy (syndicating on other sites.)