Honestly how do landlords get themselves so stuck.. inherited problems or not.. this sounds like it would have been the first thing I would have done was to get rid of the dogs.Tell tenant you have no choice they either get dogs gone or else, you file for eviction,  non-compliance failure to permit management / services to enter apartment to do emergency repairs. 

Actually Orlando got hurt worse in Charley than Fort Myers and I have colleagues in Orlando are still without power now (but they do have phone service so I can mock them).But there's two other fundamental dynamics that might bear some consideration.  

May I ask what was your experience with raising rents on old tenants?

My Chicago based company offers some management services.  

Honestly paying for a skip trace service & getting a good motivated seller list is your best option

There are tons of companies offering data append and skip trace services.

@Renard Miller I have seen cases where a landlord either didn't collect them or traded services for the deposit.

We have decided to raise the liability.

(Due to circumstance - more so than some freedom walkout retirement announcement)When applying for a commercial loan - I've read that the loan is based mostly on the property's income to loan servicing amount.What impact will not having a W2 have in this process?

Ideally you get one person who does everything but sometimes that is not practical or realistic so you figure out what is best weighing cost and providing quality service to your community.