After sending out an update email regarding the rent deferral, all owners insisted that they would not evict for any reason during a pandemic.

It's important to do quarterly inspections - pet or no pet - and insist that any and all damages are repaired at that time.And, you can always tell the tenant no. 

I would insist on installing my own and not letting the tenant do it. 

They insisted the sink be under the window.

I guess if they were insistent I may schedule a time where I will be there anyway but it would have to be 100% around my schedule and if they really wanted to pay for an application that is on them. 

Soooooo... now more than ever I insist on controlling repairing things and having tenants know to contact me - anytime - if there is an issue. 

But you insist there are not higher returns to be had through leverage.

A Memphis investor may insist that investing in state is the best move.

In the future always insist and have them include you as an 'additional interest' that way you get notified in case of default.

If they insist they are entitled to it, hear them out and make your decision to terminate them based upon their answer.FYI - we have the opposite problem with several properties with unpaying tenants.