This could also be a time to remind them that it does look like the security deposit will already need to be kept for the flooring downstairs that is going to need to be replaced (motivation to keep the new floor nice, on top of the motivation of them paying for it already in the cost difference).With this in mind, if the flooring can stay in nice condition, most landlords would prefer to have zero carpeting in a rental and it could be a move in the right direction as far as having the laminate already down and not messing with carpeting again in the future. 

I explain to her that this is the first time in at least 6 months that he has had friends over but I would remind him to keep it down.

I stay in STRs all the time and I've been staying in them since the 90's (back when you had to take your trash home with you when you left) and if I had to list my top 5 worst lodging experiences they would all be hotel experiences.This reminds me of the referee strike in the NFL years ago when the optics convinced everyone that we desperately needed those particular refs back and everyone forgot that all they did all year long during football season was complain about how awful those particular guys are. 

Besides filling a specific performance action, which will take time and lots of money, try having your lawyer send a demand letter reminding them of the signed contract, that you will enforce all your legal rights, and that the sellers agent has professional ethic issues you will be notifying the state board about.

Send a reminder with the new rules attached to everyone and say they will be enforced June 1. 

@Damaso Bautista - this is great advice and a good reminder! 

@Mark W Twarog You may want to mention the state the subject property is in - there may be good regional lenders in certain locations.While this is not the main concern of your post, but from your stated goals, I’d like to remind you of some changes in effect from a few years ago for a few more years that some people I come across are not aware of regarding HE interest tax deduction: using primary HE for improvements on the subject property may be tax-deductible for you, so may be using it to invest (absolutely speak with your tax professional - don’t count on my advice,) depending on nature of that investment.

There are several software options that synch with Aribnb and VRBO, that you can set up auto-reminders via email or text, to go to your cleanres when a guest vacates.

LOL ;) Reminds me of the note the Wife left on the fridge..."

Marcus, it’s always good to see your posts on here with reminders to keep my expectations in check.