Presume she hasn't paid the September rent so evict her.

(IN Re Lawson, 48 BR 31, WDVA BANKRUPTCY)Second off; Here is a pretty boilerplate residential lease term that is used in Virginia which has provisions for 25% liquidated of collections costs for attorneys fees:https://livewithmsc.com/wp-content/uploads/2014/04...Third off; Here is a checklist for one of the larger jurisdictions in Virginia, Fairfax, which explicitly mentions the Court's consideration of the liquidated percentile fee in contracts; namely that absent contract terms, the presumed amount is 20%, but the Court favors the contract terms:http://www.fairfaxcounty.gov/courts/gdc/publicatio...Fourth off: Here is a lease agreement that actually allows for landlord to collect *all* fees related to breach. http://sacs.bridgewater.edu/files/common/Sample%20...Fifth off;Here is case law that explicitly says, for Virginia, reasonable analysis only happens absent contract terms.Mullins v.

If they have a lawyer however, then presumably their lawyer sees something in it willing to take his/her time.

I presume you do M2M so that you never have to deal with renewals, can easily terminate problem tenants, and are still able to raise rents if/when appropriate.

Whether they want to store the old one and pay for the re -hookup, or just leave their (presumably) nicer washer/dryer there when they leave and get rid of the old ones now so they have room in their garage, I’d leave up to them.

Tonight will be the first really cold night so we will see how the heaters work.It's also worth noting that during this whole process a friend of hers that watches her child during the day reached out to me (presumably after seeing how I've been handling the situation) to ask if I had any other houses available for rent. 

You have at least two presumably qualified professional opinions now, and you also have discretion on how you choose to act on their advice. 

Oftentimes you don't get enough warning to know your tenant is going to do this until you're already in the 30 day notice period, and the courts move too slowly to help.Because of this tenant, I've decided that from now on I will start talking to my tenants at the 90 day mark to feel out whether or not they want to stay (presuming I want them to stay) and start the discussion about the 30 day process if they seem like they are going to leave.  

I would not presume to 'keep' the contents until at lease a year later.Have you EVER dealt with this issue and gone to court?

So, presumably, the Tenant's liability insurance would have to cover the pit bull.