What you need to look for for in both scenarios is for a quick disposition of the property and a negotiation of a waiver of the resulting monetary deficiency (talk to your accountant and watch for potential tax consequence!).

I would let her know that you've been seeing the dog on a weekly basis and that it either needs to stop or - if she's a good tenant and if the dog is decent and you wish to continue - consider enforcing some rules and monetary agreements.

I am not looking to provide monetary donations to other community programs, but would be willing to invest significantly in some sort of community outreach program of our own. 

No... the case settled out of court, because the legal system is about who can withstand the most time and monetary pain. 

I suppose the basic options are as follows....and would appreciate any other feedback.Option 1 - I simply take the property as-is (as yet I do not know if the lender will agree to this condition....but, even if the lender didn't care, this condition concerns me for when I resell it if I do nothing AND if I try to fix it, there will be a cost for me to try AND - as mentioned above by Dave, I know in other cases if the encroachment is old enough, you can actually loose the encroached-upon land [there is case law in Florida on this - I think I saw 7 years as a timeframe beyond which you could loose rights to the land])Option 2 - I walk from the deal (don't want to do this....but I'm having trouble gaging how significant a blemish this is)Option 3 - I extend the closing until the seller fixes it (unlikely that seller would agree...I probably wouldn't if I was the seller)Option 4 - The seller agrees to fix it after closing and escrows money to guarantee he follows thoughOption 5 - The seller and I agree on a monetary amount and close. 

I understand what you're saying about having that $90,000 back in hand....and you're going to need it to buy all those other leveraged homes to make up for that monetary difference :)

It might even be a drunk / intoxicated tenant taking his monetary frustrations out on the landlord.However, you can ask your HVAC contractor about cages and other options to protect the condensing unit (the outdoor part).

The more you learn, the more confidence you will have and that will depend on your monetary placement.  

If defects or damage is found, buyer can ask for corrective work to be done by seller or monetary compensation off of sale price to do the necessary repairs after closing.

It is often difficult to collect monetary judgments against tenants.