Then I show up because a neighbor's tree fell on the rear of the house and grazed it and she has two pitbulls in the backyard that are not part of the agreement that we have for 1 Pomeranian (that destroyed that destroyed the blinds in the front window, BTW). 

I would take detailed photos and date them, of every door, floor, wall, wood trim, vent covers, anywhere dog or cat could reach or destroy.  

One of the tenants they sent me destroyed my house, had to replace the new carpet and make many repairs to the window sills.

Things to consider:- She says the dog is not aggressive- She says he does not destroy property- She says he's over the "puppy stage"- Her vet said the dog will likely not grow any more

—If the premises are damaged or destroyed other than by the wrongful or negligent acts of the tenant so that the enjoyment of the premises is substantially impaired, the tenant may terminate the rental agreement and immediately vacate the premises.

You would be farther ahead to find more suitable tenants. 5 kids will destroy the property.

Option 2 should be implemented immediately.Get the current owner to post notice now because tenants like that can't be saved.Do you have any extra cash to give them as an enticement to leave ASAP and with destroying the property completely on their way out the door?

if the unit becomes partially or totally destroyed so that the tenant's use is totally impaired, either tenant or landlord can terminate this agreement immediately within three days written notice to the other." 

Make sure you PM does frequent and regular inspections as I assume these tenants will not hesitate to violate your lease and destroy your property.

They become this fiend, this villain that could destroy you and is probably the hardest phase of all the phases.