If you can prove it was working before they got there (pic) and you have a no trips to the property during stay policy in your house rules….. should be good.

Closed Sales: 4,839, -19.74% Yoy - tough comparison as October 2020 was like a summer selling month. 10/2019 was 4,943, about the same.Closed Sales YTD: 46,077, +4.06% Yoy. 10/2019 was 46,394, about the same.Inventory: 5,096, -21.60% Yoy. 10/2019 was 13,437(!)

I think it's going to be tough to claim the entire thing as rental long enough to establish intent. 

Prove your worth to them and the past will fade away. 

Given the deal flow they see and data they have available they can help you sure up a pitch and ask tough questions as preparation.

@Russell Brazil says you can't add an extra fee for ESA, but if she is offering, maybe just reword the lease to incorporate a rent increase that ostensibly be used for any animal damages.....Tough one.....

Unless you somehow documented the break while the old tenants moved out it's going to be difficult to prove fault.

Working on the back end can be tough. 

Really tough to gauge.

@Orie Brown Portland is very renter friendly so a tough place for landlords.