Your most effective path may be to find an experienced wholesaler and partner up with her. 

Cabinets, countertops, appliances, clean up, smoke damage, etc added up to $50,000.

, 2) Do you have an effective team or partner with boots on the ground in Little Rock?

Make her clean it up, you need to take pride in your own property.

., Mountain View is a perfect example of certain landlords getting screwed, because not only did they pass the new rent measures, but they rolled the effective date back a year, so landlords had to reverse any rent increases.

If you want the work to be quality, then there are better actual small single-man operations that are cost effective, but a bit more $.

I would be inclined to keep renting to them, but have several inspections per year to make sure things are getting worse and try to get them to clean up their act some and address the extra cat.You could make it a requirement that they clean up their mess (or at least organize it) before you will renew their lease.

it could effect your banking relationships.

it is quite a process and generally not cost effective-there are services that will sub meter for you for a fee but in that small a complex it usually does not make sense.

Most cost effective would be ideal.