-floor/roof/hvac/ stainless steel stove/fridge, new hardware-doors/cabinets, have a pet fee

I generally charge one month's deposit, and use pet fees and last month's rent for additional money in some situations.

He came in and said "You have 15 minutes to pack an overnight bag & get yourself, your girlfriend & dog out of the premises & off of the property.

You can bird dog for them and maybe drive/bike around to look for homes that look distressed.

That term is misused by many as a dog whistle for "working-class black neighborhood" throughout the US, but that's not why the term was created. 

I texted the tenant today asking if she has a pet rabbit.

I use private money and it's awesome, but as a newb, getting private money is like trying walk up and pet a wild deer on the head. 

Deposit $1275 and pet fee of $250.

They also have dog kennels and a horse stable. 

Technically speaking it may be possible to find an opportunity that will let your friend do the same, presumably in exchange for something like lower fees.Practically speaking it may be a lost cause and could result in more trouble than its worth.Don’t let the tail wag the dog...