The lease has a no pet term and I recently found out my tenant sneaked in a dog.

The main problem was dog odor.

I walked through did my own "inspection" and was impressed enough to forego a real inspection.Big mistake.We just discovered that there has been long term water intrusion where the entry way to the basement (dog house) meets the back wall of the living room.  

Hi folks,My lease requires all animals to be approved prior to their being kept in the rental unit, and there is a one-time fee and additional monthly charge for each approved animal.The subject tenant has approval for one dog in their unit.  

Different qn : what is the usual policy for pets (cats/ medium dogs)?

And, going a step further, it greater enhances the potential of that PM group "bird-dogging" on opportunities that may best fit for yourself, including the off-market side of things. 

Working through the best way to tackle the debt, or roll it into better debt, do you have a dog in the fight as to a most strategic path forward?

Contact the new tenant and create a plan for the dog to stop barking.  

She and her son receive SSD benefits.  1st red flag - during the phone screening, she told me she has 1 dog. 

No one has ever told us no.We arrive at the house at least 30 minutes before the appraiser to make sure everything is clean and all the lights are on, the window shades open fully, everything smells nice, all toilets are flushed and closed, not dog waste anywhere.