After they vacate, send them a statement of charges including deductions for the unpaid rent and lawn damages with a balance due.

I haven't raised the rent in 2 years because they take really good care of the house overall, never charged them when they got a dog [and didn't even ask me for permission], never charge extra when another person spends 3 months there [my brother's mother in law spends the summer], never said anything about the pool they put in the yard because I really dont care about those things since this is family & I know that my bother would never do me wrong [the wife might lol]. 

I also never charged tenants for breaking them.I recently put in my first set of non-corded ones, last November.  

Its a quick 2 day in-person class if you do the 1st part as self-study, and there are plenty of 100% brokerages here that just charge you $50 or less per month to hang your license with them.

There will be a transaction fee but it will be less than what your being charged in interest.

I have stopped answering phone calls and resorted only to written communication (for my records) but have noticed a pattern of very emotional and aggressive behavior from this tenant (as well as extremely unreasonable expectations about what the timeline is to have something fixed).

- Do you charge move in fees?

(Home Equity Line Of Credit)A line of credit would give you the security you want without having to make payments or be charged interest unless you actually need to withdraw money.

If the current tenant has rented that unit for awhile, they might have an emotional attachment to it so me pulling one behind their back wouldn't be fair to them nor would it make my reputation good in the area. 

Luckily, we charged a double deposit because she had no credit as in 0.