Tenant has managed to pay rent every month (always right before late fee deadline and with late fee twice),  however - he keeps breaking other rules every 2nd month (some minor, some major - pets/noise/parking etc), which HOA keeps objecting and sending notices. 

Charge non refundable pet fee 200-250 a pet.

Most builders have their pet agent who is constantly sourcing and here is how it goes.the agent will find the dirt charge NO fee to the seller thereby getting seller top dollar compared to some wholesaler low balling them.. and then the agent gets the list back on a brand new home.. 

Not sure about NY, but in PA, pet deposits are non-refundable to the tenant.

In NJ you cannot collect more than 150% of monthly rent in any form of deposit, that's security, pet deposit whatever, all total 150%.

It will allow you to post photos and descriptions as well as the basic info like rent and security deposit and whether you allow pets. 

Other non-code enforcement issues I look for when doing inspections on my own: change air filter, check to make sure toilets are not running, run water in sinks and check drain pipes for leaks, check for signs of unauthorized pets, check to make sure all windows operate, check all GFCI outlets with a tester and make sure they reset. 

We share the same legal address, utilities and airways.In this specific living environment with a spouse that has been hospitalized with allergies due to pets, can we decline to accommodate assistance animals in our own home residence?

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Ask them about their history, why their moving, who will be living in the house, pets, credit score, income, etc.(2) Get a feel for how they talk about their precious landlords and history.