Some charge a setup fee, a minimum management fee even when the rental is empty, keep the late fees, keep the pet rent, etc.

She might have more to loose then you.If you want to legally get the full rent, offer her washer/dryer rental, lawn services, lawn mower rental, pet fee and etc for extra $150.

It's a 2/1.5 SFR and we're a family of 8 (2 dogs).We are using some of the equity we took out in a cash out refi to pop the top this fall and put 2 bedrooms with 2 bathrooms and a living area upstairs making it a 3/3.5.

Get the rent roll for current rents to check against)- vacancy, bad debt, loss to lease, concessions+ other income (pet rent, utilities bill back, laundry, etc)- total expenses (50% quick rule of thumb, but ask for T-12, the trailing 12)= NOI (divide this by the prevailing market cap for value)- debt service for cash flow.

The issue: tenant is an elderly man, a smoker with a dog and doesn't want to move.

My question is should I have all the tenants who are month-to-month fill out new applications and send them through the whole process, or just sign new leases and let sleeping dogs lie? 

I have a property manager who allows the tenants to breach areas of the lease; eg, pets, unauthorized landscaping changes, unnecessary repairs, etc.

I have stayed in several vacation rentals with kids and a dog and always treat the home with respect and leave it in a pristine condition.We had a group of 5 including kids over the weekend who left crumbs all over the house, food stains on sheets. 

I have an applicant for a rental house who has a 3-yr-old 78lb German Shepherd who is an emotional support dog.

I saw the opportunity for this apartment primarily because it had a fenced-in back yard (great for dog owners) and the apartments are both 2 bedrooms and in decent shape.