In which case, how best to handle things with the tenant who has already paid a downpayment on a dog, and who signed her original lease giving her permission to have a dog?

While it was intimidating to start having plumbers or handymen handle maintenance requests, it freed up a lot of time and stress having to deal with it myself.

First and foremost, your Property Manager should be handling this.

I have an unusual situation and am hoping for some advice from someone who has some experience or knowledge of how to handle the situation.  

She is very good at everything, but handles our on-market referrals so not sure how much investment she does, but she is great.

Once you get the handle of how the transaction process works then you can move on to your investor clients.I'm getting licensed in Florida as well and going with the KW branch in Naples so give me a call I would love to answer any questions you have!

The Media here in Portland is just now picking up on how terrible govmit handled all this homeless and Peaceful protesting.. 180 degrees from the media backing defund the police last year. 

I want to learn abt how to handle the transactions and do my own.

You'll have to engage a third party to handle the closing.

There are investors who buy for appreciation and don't mind negative cashflow in the mean time because they have enough resources to handle that.