I had contemplated not going with carpet before but didn't want to completely dismiss it due to Buffalo's cold winters causing cold floors, and a family member being adamant that nobody will want to rent a place with no carpet.

Just Cause Eviction = Rent Controlhttp://www.seattle.gov/dpd/codesrules/codes/justca...Seattle

hc...http://www.oregonlive.com/politics/index.ssf/2017/...Just Cause Eviction = rent controlhttps://www.facebook.com/PortlandISO/?

However, the recession caused a dip in construction, and only 870,000 units were built per annum from 2007 to 2016.

If she doesn't remove the dog then file for "cause" failure to control her animal, you have the reports.Honestly your rental business is in my opinion in a kind of jeopardy, if this dog attacks another person on your property and you have not taken steps to remove it or notified tenant to have it removed I would guess who is the injured going to also sue.. guess who...you... at a minimum the tenants should have a insurance policy on their dog and you should have record of that along with vaccinations.Security deposit is refunded within the guidelines your state requires, once tenant is gone. 

You don't want a back end mistake to cause a tax problem and you definitely don't want trouble from the IRS. http://www.nolo.com/legal-encyclopedia/irs-rules-r...

That would give you much superior returns over paying a bunch of middle men, you would also then be assured that the rehab was done up to you quality standards, and finally it would hedge your investment to a large degree from any short term pricing volatility caused by a recession or other events outside of your control.

Most probably, I would use this action as cause to terminate the lease.

Contractors have to be bonded and insured with provided copies before starting and also copies provided by tenant of signed contractor lien waivers for the job.Rider has to be signed that tenant is personally responsible for any damage caused to the unit and must bring back to original state upon leaving.Just options to consider.No legal advice given.

Once you do they change the whole system, causing another couple hour self-reeducation.