Smooth Walls, Flat Paint Problem

[Matthew Coston]

I own 4 new construction, very modern style townhomes with smooth walls. Flat paint is the only choice for smooth walls to avoid blotchy uneven looking paint, but it creates a problem because most tenants have kids (and/or a pet) and the walls are filthy dirty in just a few months. After a year or 18mo lease, I have had to repaint the majority of unit, at about $5-6K to make it right. It seems unfair to make tenants fully responsible being somewhat unavoidable. When tenants have moved out, I could tell they were embarrassed and 1 even tried wiping walls down, which made it worse. Trying to find a balance when I know a $2K deposit won't cover it and then have nothing left for real damage. Ideas?