On the big minus side, of course she could manage to default again and then we'd be responsible for kicking her out.My questions: is there any way to reopen the case with her upcoming income?

Thank you all for your responses.

Our lease says the tenants are responsible for water, sewer and trash.

Gauge the tenant's response and proceed accordingly.

Thanks in advance for your responses!

Like all businesses the owner is responsible for choosing the direction of the company (your name in RE).

Thank you for your response.

If you’re takin pets, add a pet fee, put “PET FRIENDLY” as your first headline words, inspect monthly for the first 4 months, expect a surprising number of “im a dog trainer so my animal is exceptional” responses since calling yourself a dog trainer is as easy as grabbing a saw and calling yourself a carpenter, and ALWAYS meet the animal - preferably at the showing so you see how it reacts in a higher stress situation of new people and new noises etc.

Yes...I know I need an accountant, but I'm not going to be able to get one tonight or even this week, so please spare me that predictable response.

Everyone’s responses on here have been amazing and very helpful, I really appreciate your time @Andrew Johnson @Chris Tracy @Brad Sumrok @James Kojo @Todd Dexheimer @Ivan Barratt @James E.