I collect rent, issue receipts, post notices, process invoices, monitor security reports and run the office alone a couple days a week.

One neighborhood charges me $350/year for a "rental permit", with the money from this fund going to a part time "covenant enforcement" person, whose job it is to monitor rentals.

You'll probably need to send either (30) or (60) day Notice of change of Terms and/or Notice to Correct or Quit  and or Terminate.Does not sound like an ideal rental house from an investor perspective and your distance makes management and monitoring difficult.

The cost savings from preventing this alone will almost always pay for meters.Ryan:I am familiar with sub-metering in a variety of contexts - and have written/developed monitoring/control systems for remote management of meters.  

On top of that, there is no governing entity monitoring who is even certifying these animals.

Additionally, since the banks make you sign up for auto pay to obtain the HELOC, I'm guessing they're hoping that you just forget about monitoring the payments when the interest rate reverts back to the variable rate.  

I would just treat it like any other utility, cable provider or alarm monitoring.  

Perhaps they will monitor the dog better, if they keep getting billed for ongoing damage.

Please let me know your experience with cosigners and if you would have any problems with a parent being a non resident lessee so that they can monitor condition and have a little more control.

Oh my gosh Joe I was going to go off on you... thank you for not putting her down...here they have started a local program to monitor feral cat colonies...how that will work I do not know...also I think it is illegal to shoot bobcats...but I understand about being scared of giant raccoon's they killed my neighbors old cat so agree with the clause