We love ensuring that they know about the state law.FWIW, HUD guidelines indicate that if the dog shows any aggressive behavior they can be removed.

For upcoming lease renewals I want to be more involved, especially since Covid has driven different behavior, some tenants took big advantage of local authorities announcing no evictions, some did not.

And in truth, I have to acknowledge that although Dodd Frank and CFPB swings WAY too far on the side of regulation, it was BAD BEHAVIOR by major players in the home mortgage industry that gave justification to the pro regulation lobby.

You seem determined so here is what I would do in your position, just some suggestions of things that have worked for me and might work for you too:1. sit down and compile a list of all your debt and all your assets. 2. make a list of the decisions and behavior patterns that caused you to be in debt. 

Your and other's advice made me feel better that I am not alone thinking it's not okay to continue allowing such behavior.

Maybe not but it can affect another LL who gets a tenant that you rewarded for their inappropriate behavior.  

We offer 4 different payment methods to our tenants: Online ACH via our PM software (no charge) Deposit @ our bank ($3 charge) Credit Card ($5 + cc fees) Mail ($10 charge)Notice we charge a fee for the less desirable options to encourage the behavior we want:)Please send us any feedback via email, as we do not use the DM feature here.

Account Closed one of the reasons that failures are not highlighted as prominently as success is because to be successful, you want to model other successful behaviors.

Some cities have "loud party ordinances" which allow the police department/city to levy fines against the occupant and/or property owner for nuisance type behavior. 

I would contact the city, explain what happened, and see if they can't correct this individual's bad behavior.