He did some immediate sprucing up and sent us pictures. 

General occupancy rates don't paint a complete picture for a rental property investor that is presumably looking for cash flow in working class neighborhoods.

Sometime the USDA loan covers areas that they consider rural but are actually up and coming areas you'd have to look at their maps of what areas they accept. 

This helps paint the picture of the possibilities that can be done. 

Basically that is coverage that an insurance company provides in the event you have a covered loss to part of your property and when you go to rebuild you have additional costs due to bringing the property up to current city or county codes. 

Zillow (Trulia, Hotpads)Apartments.com Craigslist That will cover the big three that give the most hits.

Now, the PM has used the entire security deposit to pay the late fees, leaving nothing to cover damages when the tenant moves out today. 

A busted pipe or appliance should be covered. 

If you do choose to allow them to keep the animals I would amend the lease with clauses addressing the pets, charge deposits, and require that the tenants show proof of renters insurance covering the animals if they would cause harm to anyone.

@Heather Rodden the late fee coveres things putting tenants in court because they didn’t pay rent, so if she is late this month put her in court for eviction due to unpaid rent.