@Jeff Rabinowitz  It sounds like their behavior is escalating.  

In all of those situations, you now have the ability to give notice to those tenants that they need to correct their behavior or get out, because you were proactive.

ThanksJosh From what you shared, there is nothing unscrupulous in the tenant's behavior.

I'd go ahead and give them a 3 day notice to stop the bad behavior or get rid of the dog, or move. 

One nicer tier for those tenants that are "better" - with respect to rent being on time, maintenance issues, and overall behavior.

Unless passive aggressive behavior is your pet peeve, then it seems it's no different if you had an overly sarcastic tenant or even an overly loquacious tenant.

Lots of problems arise when rent passes the grace period and becomes late, but a late charge is not accrued.The best way to shape a tenants behavior is to put fees in place that help manage the property.

A pardon based on new evidence that exonerates the convicted person is much better than a pardon for social / political / good behavior reasons. 

Past behavior is the best predictor of future behavior, and by that metric she was very risky.

If there's an issue when you finally pay it off, and you need the documentation to be correct, that would be the time to pay a lawyer, in my opinion.But, to sue them for fraud or for them to have committed a crime, you'd have to show that they had "intent" to defraud you, and their actions have not shown any incorrect behavior other than putting a wrong name on a document - which they haven't tried to take advantage of in any way.So, to me, it seems annoying, but not worth worrying about at this point.