At this point, this tenant sounds like they're all bark with very little bite - I'd just keep documenting everything in writing (as it sounds like you've been doing) and sending everything to them via email as a backup as well, and only involve the lawyers if the need actually arises (e.g. if they file a rent escrow action; if you need to start eviction process for non-/partial payment; if you get them to agree to a mutual lease termination; etc).If you do end up going with the carpet replacement option, I would also recommend going one step further: in addition to replacing the carpet and the padding underneath, also take that opportunity to put down a coat or two of heavy duty Killz on the subfloor before the new carpet gets installed. 

Computers can calculate square footage, number of beds/baths, and other objective criteria, but they can't measure the subjective things like curb appeal, flow of the floorplan, view out the living room window, or the grating irritation of four barking dogs in the neighbor's back yard.Learn to study the market and how to evaluate properties on your own.

It ran after a car coming up the driveway the other day and was barking at our guests. 

But when you operate a lot of different businesses, entities in all different industries, you'll learn very quickly you need to only bite, can't really bark, and your time is of essence.

I appreciate any insights y'all might have, and apologies if I'm barking up the wrong tree.

I have a neighbor whose dog likes to bark and lunges toward a debilitated fence separating our property line.

Just watch what tree you bark up, you could get the wrong dog.The cash balance you hold is great to hear, but how deep are you?

I am barking around an off market property and I want to jump on it.

He has 30 plus dogs that fight all day long and bark all day.

They don't evaluate the actual floorplan, quality of finishes, view out the living room window, yard condition, the barking dogs next door, or hundreds of other data points.