+Make sure the headline includes useful details (ex. free parking, dog-friendly, W/D in unit, 3 blocks to downtown) rather than generic words (ex. comfy, spacious, light-filled).

I would then follow up with the upstairs tenant and let them know that I had issued the offending tenant a written warning about the behavior.

Some leave because they were fined $500 after their dog crapped on the sidewalk but the homeless guy does it with no repercussions (true story). 

My only other recommendation is that if you allow dogs, add a photo with your dog. 

just read a great article in WSJ about Professor Daniel Kahneman who passed away 2 days ago, he and Amos Teversky invented the modern field of behavioral economics.

Also, you have a lot of work to do to determine if this is a money maker or a dog!! 

I'm not sure how old your "oldest son" is that can hear them arguing, but if he's older and is ok with recording them on his phone (if he can hear it, he should likely record it), then you'd have some sort of proof of threatening behavior and lease violation in case you call the police. 

security, fencing, a guard dog inside or someone stays there at night $1500carry cost of your loan/tax/insurance$?

During my last visit to the property I noticed one of the upstairs tenants dog was going to the bathroom on their balcony which is right above the downstairs tenants balcony.

In the stock market you are not even the tail on the dog, more like a flea on the tail of the dog.