In credit granting, which is what you are doing in giving them your unit and trusting them to pay each month, the best guide to future behavior is past behavior.

In duplexes we find more established individuals/families, while in buildings with more units we see more transient behavior.  

Be prepared for some unwarranted behavior, such as districting of amenities.

There is a rough backstory  -- tenant has been a PITA since day ONE and her attitude and behavior are continuing to escalate.  

Do not reward bad behavior.

.- - - - - - - - - -PET AGREEMENT  (Addendum to Rental Agreement)The Month-To-Month Rental Agreement (the “Agreement”) dated_______________________ between __________________________________________________________________________, as Landlord and ________________________________________________________________________, as Tenant of real property located at _______________________________________________________, is hereby amended to include the following terms and conditions: The rental agreement specifically prohibits keeping pets and animals without Landlord permission; Tenant agrees to follow these terms and conditions in exchange for permission to keep a specific pet:Condition for keeping a pet:Tenant agrees to pay additional rent of _____________ per month for the privilege of keeping this pet.Tenant agrees to pay additional security deposit of ______________ for the privilege of keeping this pet.Name of pet: __________________________Description of pet: _______________________ (type, breed, color, age)Veterinarian: __________________________Emergency Caretaker: ____________________Tenant agrees to:1.Provide proper care for the pet in accordance with veterinary recommendations or ASPCA (American Society for the Prevention of Cruelty to Animals) guidelines.See www.aspca.org.2.Adhere to local ordinances, including leash, vaccination, and tag/licensing, requirements.3.Clean up after the pet and dispose of pet waste properly and quickly.4.Not to leave pet food or water outside the dwelling, as it could attract other animals.5.Not to leave the pet unattended for any unreasonable periods of time.6.Keep the pet from being noisy, aggressive, or from causing any annoyance or discomfort to others.7.Immediately remedy any complaints that arise from pet behavior.8.Immediately pay for any damage, loss, or expense caused to others by the pet.9.Provide pet with regular health care, to include inoculations as recommended by a veterinarian.10.Spay or neuter the pet when it becomes of age to do so.11.Arrange for an emergency caretaker for the pet.Tenant agrees to indemnify, hold harmless and defend Landlord against all liability, judgments, expenses (including attorney fees), or claims by third parties for any injury to any person or damage to property caused by Tenant’s pet.Landlord reserves the right to revoke permission to keep the pet should Tenant break this agreement or provide false or misleading information.

You can definitely require proof of current vaccinations, alteration and a behavioral report from the doggy daycare.

I said I wouldn't file this week.Also the reality is the notice to pay move is to reel them back in because they have gotten out of control on rent and other behavior.

Screen well and screen for behavioral issues and abuse of phone numbers should be a relatively rare event.

I know that I am loosing money on the occasional bad guys but this is way better than loosing money on 50% of my rentals and the bad tenants get reported to the courts and hopefully when the next landlord checks their background he/she will not rent to them so they'll pay for their bad behavior.