Proactive is definitely the best... especially when you're risking collateral damage.From an investment perspective though... if you can extend the life of anything, you'll have huge savings... for example, I had carpets that were trashed, but I found tenants with dogs that didn't care because I waved the pet deposit... and I got another year of life out of the carpets.  

We are in Pharma and Food sales.

What we choose to do is use a savings account for the security (and pet) deposits; that way they aren't touched; and a checking account that is used for expenses.  

Add to that old, leaky windows, humid basements, crawl spaces, leaky roofs, and you have elevated humidity in a food-rich environment, where mold is concerned. 

KevinLet me give you food for thought.  

I do like your humor Daniel.Buying a $600K++ SFH for cash flow............Just kidding you..........buy funny.Let me give you some serious food for thought:When you purchase average properties in average con­dition, you can expect to pay average price and get average terms.

On the longer term tenant, you could enforce the terms of the lease agreement on pets, smoking and cleanliness and, if they comply, keep them or provide notice at the time of lease renewal and, if they don't comply, terminate the lease for noncompliance and provide notice.

That said, the previous tenants in those units were easy to decide that I didn't want to renew their leases when they came up - i.e. often late on rent, got dogs when no pets were allowed, left trash around the property, etc.  

A lot of people bought pet rocks, doesn't make it right.

That could barely bring food at the table.