(trashing the property, not changing air filters, overlooking repairs, unauthorized pets)6) What is your process for handling service requests?

If there isn't a logical reason for rebar to be in the line, it's probably roots.Regardless is it's rebar or roots, you need to fix it for the long term viability of your house, your tenants, and your mental health!

As for pets - honestly most people have pets.

Find a reason, any reason except her pets to reject her.  

We do all our rentals pet friendly and they fill up fast.

Do you allow pets usually?

We will see how this plays out after the first front-page news security scandal hits the mortgage industry, following in the footsteps of the IRS, Experian, your health insurance carrier, etc...

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.

Make sure you charge your normal pet deposit and pet fee.  

I'm not 100% sure on this but my thought would be that especially if you allow pets that it would be a repair because it was necessary to make the place a suitable rental for someone with pets, and you are replacing something that was there before and removed through no action of your own, but for a definite answer I'd talk to a tax expert.