I'd recommend enforcing your lease agreement and if it did not allow pets, send notice of non-compliance in accordance with the rules in your jurisdiction and, if not cured, ask them to leave (including eviction filing).  

Even my $3,360/yr maintenance budget feels a little low to me based on the rehab to be done on the first floor.Now, when I plug these numbers into the calculator referenced above (including an 8% vacancy and $280/mo for repairs and maintenance), I can see that you'll have monthly expenses of $1,640.  

There is a Texas Real Estate Commission form that includes all that. 

Be sure to include the specific language that is required in an eviction notice and be sure to properly serve the tenant.

@William Collins very insightful reply.  

Maybe you Mr @William 'W.J' Mencarow?

Three months later I used them again for an investor rehab loan when I purchased an SFR (i planned to eventually live in) with a 20% conventional loan that included rehab costs. 

I understand the Judgement amount is always greater than mortgage amount as it includes legal fees, penalties etc.  

I included before/after photos, rehab items and cost breakdown, original appraisal, etc.Contractor I used on Property #1 was pretty good and efficient with his time. 

I've done some rehab work with friends & family including tear-downs to the stud.