The trouble starts about 3 months in, a random inspection reveals the tenant has 2 dogs and 5 cats, we have no pet deposit in place, and the unit is completely trashed. 

It's also important to ensure the homeowner isn't eliminating a wide swath of potential renters without being aware -- things like not allowing pets, or having furnishings can do this.3.

Repaired the pet damage, found a tenant that was willing to pay rent What was the outcome?

I only have about 10k in there so far though, and the market is starting to move sideways in terms of stocks, so Ill have to grit my teeth and put in some extra hours for that down payment.

Only older couples, no pets, one weeks rent to qualify for the 7 day Rule and if they leave after a few days, who knows.

You don't need to give him any reason if he's on a month to month lease for giving notice to move (but seriously there are numerous violations here if you need them, criminal activity, unauthorized pets etc)If he's going to tear it up he will regardless when he moves (and probably already has) 

I think you're officially in Phase 2 --Pase 1: earn your degree in the real estate school of hard knocks, occasionally getting your teeth kicked in.Pase 2: Become successful and get tired of the same day to day nuances.

q=san+diego+emergancy+pet+foodGood Luck!

Agree with everyone else - just tell them what day so they can move cars and stuff away from the house, and that it will be a bit noisy while they replace the roof in case your tenant works from home or has pets/kids that may be sensitive to noise.

If you dont allow pets then the pet becomes a service animal without very much difficulty for the tenant.5.