After living in it for a year, you can move out and rent the entire property without having to refinance it.The only legal document you'll need is the lease agreement and applicable addendum (pets, roommate rules, etc.).Go to the BiggerPockets bookstore and buy "Set For Life" by Scott Trench and "House Hacking" by Craig Curelop.

I do a $300 non refundable pet fee for one pet

The good part of this is that WE get to decide what is accidental and what was caused by negligence (if they break the terms of our rental agreement by having pets, smoking, having a party, etc.)

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

A lady signed up to stay at our AirBnB and paid ahead of time the pet fee.

We allow pets because 80% of our residents have pets.

He just asked for a therapy dog and I said sorry, still no pets.

Some judges are pretty lenient except for non-payment of rent...so if you are trying to evict for lease violations that may not happen...one too many cars, pets, extra people, etc.Also make sure your eviction letter is not pay or quit....it's just quit....as some judges will interept pay or quit as that....if tenant pays...well that is what you asked them to do.I would also see if there are a bunch of attorneys hanging around trying to pick up tenant clients. 

Asked her next door wich is my another tenant and she hasn't hear them or thier pet sounds.

This gives you a comparison to the level of mold spores that are naturally occurring and are "tracked into" the house on people's clothing, pets, etc.