I would have tenants living and don't want to make disruptions for them so wanted to take any proactive steps today (may be pre-approval for commercial now?)

COVID-19 is temporarily disrupting college education, but that will soon pass.

As much of the country begins the process of reopening, builders' ability to start new projects remains hampered through a combination of supply-chain disruptions and "social distancing" measures for workers.

If they agree to the increase in rent without upgrades, I'd be tempted to do what is cost effective and the least disruptive. 

I have a pet and because she’s hypoallergenic and 4lbs, I get really annoyed having to pay fees when she is potty trained and does not damage property or disrupt ppl in any way.

I would like minimum disruption and would also like to continue to collect the rent during the process!

As others have mentioned, prior to the COVID-19 disruption, the market has been red hot in Clarksville, Nashville and surrounding areas. 

At this point, we decided to terminate the lease.Our lease has a nuisance clause it in which states the following is a violation of the lease agreement and grounds for lease termination:-behaving in a loud, unruly, or obnoxious manner,-threatening the comfort, health, safety, or rights of others (tenants, Landlord’s agents)-disrupting the Landlord’s business operationsAll three apply to this tenant’s actions.The tenant’s wife refers to herself as a “property manager” and claims to work at another apartment complex in town, not sure if this is true.

I wanted to sell while I could and not risk another disaster, like covid and the disruption of rioting, to causing banks not to lend in general. 

. #2 is definitely cheaper if you do it yourself, probably more money if you have a drywall guy do it, less disruptive than tearing out the old drywall but way more mess from sanding.