I can appreciate what you are saying and I like the intelligent manner in which it was displayed.

Learned behavior.  

The great thing about most good people is that if we take action, they will do what they need to do.Nothing wrong with talking to her, preferably while delivering the news that his behavior has terminated the lease (if you have that clause) and that she either needs to qualify for on her own and sign a new lease or move on.

@Steve Garner does your lease make any reference to loud or obnoxious behavior?  

If she has a clean record and decent credit, then she might be scared off her terrible behavior and move out voluntarily once you've officially filed.

I know of a few brokers who seem to partake in this sort of behavior but it's a risky endeavor.I will ask a commercial broker at my office on Monday

Under Virginia Code 18.2-119; a land owner may get a "no trespassing" sign from the local government and prominently display it.

Cheap doesn't equal good investing...you have to remember that we are in the human behavior industry...the property is merely an extension of your tenants.Best of luck and let me know if I can help!

Dogs are not allowed to freely roam neighborhood.d.Tenants must keep yard/parking area free of waste.e.Tenants must furnish a copy of the pet's license, shot record, and veterinarian information.f.Pets must not bite, brings in pests or dead animals, threaten, act aggressively, attack, harass, dig or causes significant damage, or other negative behavior towards person, animal or property.g.Tenants are responsible for damage/injuries, to person or property, from their pets inside and outside their Unit.h.Tenants MUST maintain renter’s insurance and arrange for Landlord to maintain payments to avoid cancellation.i.Dogs on “aggressive” list of most insurance companies are not permitted, including (but not limited to) Rottweilers, German Shepherds, Doberman Pincers, Chows, Huskies, Mastiffs, Malamutes, Akitas, Bulldogs, Bull Terriers, Pit Bulls or any breed normally over 15 pounds as an adult.j.Tenants owning pets – legal or illegal – are responsible for all pest control in their Unit and will pay a $95 nonrefundable charge along with this pet addendum to cover additional repairs/cleaning at end of lease period.k.TENANTS ARE NOT PERMITTED TO “ANIMAL SIT” AT ANY TIME.l.Trained, certified service animals for the disabled will be permitted, as per law, provided note from proper medical authorities are furnished to prove necessity.m.Tenants must furnish picture and description & name of each pet upon acceptance:PET ONE Breed: _____________ Name: _____________ NOTES: ______________________________PET TWO Breed: _____________ Name: _____________ NOTES: ______________________________n.Acceptance of any pet upon move in does not constitute acceptance of any other pet acquired later.o.The cost per pet is $19/month per cat or dog.

Would you evict them for this behavior even though they rent had never been late?