By the owner seeing the dogs, having knowledge and not objecting gives implied consent. 

Without the owner(s) either being there or giving you consent to enter, its otherwise a crime to enter.

After 6 month's rental payment has been received, this agreement may be terminated by mutual consent of the parties; or by either party giving written notice at least 30 days prior to the end of any monthly period.

WA Attorney General: Racist for landlords not to rent to felonsA recent court filing indicates that the Washington State Attorney General’s Office believes that denying a prospective tenant with a felony conviction is racially discriminatory.A member of the Attorney General’s Civil Rights Unit served a Consent Decree on Dobler Management Company, a property management firm in Tacoma, after conducting a simulated test on whether the landlord was illegally discriminating against potential tenants.According to the briefing sent to KTTH’s Todd Herman, in May, the state asked a tester to follow up on a rental property advertisement on Craigslist, which said the apartment complex would automatically deny renters with a felony record.

Only after a specified period of time (30 days in my state) can the broker unilaterally decide to award the EM to one party without the written consent of both parties.So, if the seller didn't agree in writing to allow the buyer to get the EM back, and the agent still refunded it, then most likely the agent never submitted the funds to the broker.

My initial thought is to create an iron-clad operating agreement prohibiting me from doing any of the things that they fear without their consent.

There's also a clause that prohibits any alterations to the property without the landlord's written consent.

Is consent considered given if the tenant asked and the property owner obliged, or is the property owner in the clear since they didn't ask for the improvement made?

We have the paper work for the work done on the mold also (that he caused - I have a feeling it was done on purpose by NOT using the de-humidification system) He is being evicted for multiple lease violations (Not paying water bill (over $1000) or the sewer bill (over $400) and making changes without written consent and finally not paying 50% rent - he told us over the phone he would not pay until we agreed to extend his lease) My question is: Will judges see through this frivolous lawsuit?

Typically, those that will allow a tenant to assign or sublet the lease to someone else require the landlord's written consent, over which they nearly always have 100% discretion.