As your portfolio grows it will become too complicated to keep up with all the different terms and conditions if you don't stick to a Standard Operating Procedure.

. - - - Have a page dedicated to FAQ's, and your policies and procedures.

However I agree with a few others, that you should still screen her like everyone else, and if you have to evict add a section about how rent will be refunded following the same process // procedure and timeline that you normally would with a deposit. 

Take the service dog out of the equation and every single landlord follows the same procedure.

My text to her was about procedures for repairs.

I am being extremely proactive and shelling out funds necessary to comply with best-practice procedures in the face of a tenant concern in this area. 

For sure have your attorney advise you on the rules about rental deposits & procedures for returns and deductions, that is where you can get bit.Here is what I have found is best.

Or some kind of court procedure that wouldn't cost him some any thing to file evictions.

Follow whatever procedure is laid out in your state law to break a lease. 

Don't give him permission to stay any longer.To do the eviction process, just follow whatever your state's procedures are - small claims court, or whatever.As far as giving him notice and him avoiding you, just look up what is required for service of process for the eviction.